HomeMy WebLinkAbout2-5-2026 PB Agenda Packet
NEW 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
FEBRUARY 5, 2026 5:00 PM
Call to Order
Pledge of Allegiance
Approval of Minutes
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substanal changes in these peons as a result of objecons, debate,
and discussion at the meeng, including rezoning to other classificaons.
1 Public Hearing
Rezoning Request – (Z25-18 – Beacon Townhomes) – Request by Cindee Wolf with Design
Solu9ons, applicant, on behalf of Leo Nguyen, property owners, to rezone approximately 1.16
acres located at 7244 Carolina Beach Road and 825 Red Lighthouse Lane from R-15, Residen9al
to a (CZD) R-5, Residen9al Moderate-High Density district for a maximum of 8 aAached single-
family dwelling units. This item was connued from the January 8, 2026 regular meeng.
Planning Board - February 5, 2026
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 2/5/2026
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Development Review Planner
CONTACT(S): Amy Doss; Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning and Land
Use Director
SUBJECT:
Public Hearing
Rezoning Request – (Z25-18 – Beacon Townhomes) – Request by Cindee Wolf with Design Solu;ons, applicant, on
behalf of Leo Nguyen, property owners, to rezone approximately 1.16 acres located at 7244 Carolina Beach Road
and 825 Red Lighthouse Lane from R-15, Residen;al to a (CZD) R-5, Residen;al Moderate-High Density district for
a maximum of 8 aBached single-family dwelling units. This item was connued from the January 8, 2026 regular
meeng.
BRIEF SUMMARY:
The applicant proposes to develop eight a"ached single-family dwellings. The property is bounded by Carolina Beach
Road to the east, the private roadway Red Lighthouse Lane to the south, and a 30-foot-wide unimproved private
access easement for Li"le Pony Trail along the northern boundary.
When this item was considered at the January 8, 2026 Planning Board mee/ng, the concept plan included technical
issues related to encroachments into access easements and ques/ons about the provision of sidewalks and
access. Due to the size of the site, staff was unable to verify whether the extent of the required changes would
cons/tute a minor devia/on if the rezoning were approved.
The new plan reduces the number of a"ached single-family dwelling units from nine (9) to eight (8). This reduc/on in
the number of units allows addi/onal space on the site for the required transi/onal buffer along the Li"le Pony Trail
access easement that runs parallel along the northern property line, as well as room for the required sidewalks on both
sides of the road.
Under exis/ng zoning, the site is es/mated to generate approximately 3 AM and 4 PM peak-hour trips. The proposed
development is projected to generate 7 AM and 9 PM peak-hour trips, represen/ng an increase of about 4 AM and 5
PM peak-hour trips. Students residing in the development would be assigned to Anderson Elementary, Murray Middle,
and Ashley High Schools, with the project expected to generate approximately two addi/onal students compared to
development under current zoning.
The 2016 Comprehensive Plan designates the property as Community Mixed Use, which encourages small-scale,
compact development pa"erns that support mul/ple modes of travel and serve both residents and visitors. This
designa/on allows a range of uses, including office, retail, mixed use, recrea/onal, commercial, ins/tu/onal, and both
mul/-family and single-family residen/al development.
The proposed (CZD) R-5 rezoning 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.
Planning Board - February 5, 2026
ITEM: 1
A public hearing for the NHC Des/na/on 2050 Comprehensive Plan was an/cipated for the February 2, 2026 Board of
Commissioners mee/ng, however due to inclement weather that hearing has been postponed to February 16th. The
Planning Board will need to consider this rezoning request for consistency with the current 2016 Comprehensive Plan.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda/on is based on consistency with the adopted Comprehensive Plan and zoning and technical
considera/ons. The revised concept plan included in this submi"al addresses the technical issues staff noted on the
ini/al concept plan and includes condi/ons intended to mi/gate the impacts on adjacent neighbors.
As a result, staff recommends approval.
Please refer to the Script for suggested mo;on language.
ATTACHMENTS:
Descrip/on
S25-18 PB Script
S25-18 Staff Report
Z25-18 Zoning Map
Z25-18 2016 Future Land Use Map
Z25-18 Mailout Map
Z25-18 Initial Application Cover Sheet
Z25-18 Initial Application
Z25-18 Concept Plan Cover Sheet
Z25-18 Concept Plan
Public Comments Cover Sheet - Initial Concept Plan
Z25-18 Public Comments - Initial Concept Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - February 5, 2026
ITEM: 1
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-18)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Leo Nguyen, property
owners, to rezone approximately 1.16 acres located at 7244 Carolina Beach Road and 825 Red
Lighthouse Lane from R-15, Residential to a (CZD) R-5, Residential Moderate-High Density
district for a maximum of 8 attached single-family dwelling units. This item was continued from
the January 8, 2026 regular meeting.
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. Board discussion (including discussion with legal and staff on any additional
conditions)
4. Close the public hearing
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 to 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.
Recommended 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 2016 Comprehensive Plan because
the proposed housing type and density is within the range recommended by the
Community Mixed Use place type and there are no concerns from a zoning or technical
standpoint. I also find RECOMMENDING APPROVAL of the rezoning request is
reasonable and in the public interest because the project includes conditions intended
to mitigate the impacts on adjacent neighbors.
Planning Board - February 5, 2026
ITEM: 1 - 1 - 1
Recommended Conditions
1. Structures shall have a maximum building height of 35 feet.
2. The 21-inch DBH water oak located in the designated open space between units
5 and 6 shall be protected during construction and preserved.
3. 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.
4. Land uses shall be limited to dual unit attached, triplex, and quadraplex
dwellings.
5. 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 five additional
vehicle parking spaces shall be provided in addition to the vehicle parking
provided for each unit.
6. In addition to the 21-inch water oak, all other existing trees outside essential site
improvements shall be permanently retained on site.
7. A minimum 20-foot-wide public access easement shall be dedicated along the
frontage and parallel to Carolina Beach Road for future bicycle and pedestrian
infrastructure.
Sample Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning. While it is CONSISTENT with
the purposes and intent of the Comprehensive Plan because the proposed housing type
and density are within the range recommended by the Community Mixed Use place
type, I also find RECOMMENDING DENIAL of the rezoning request is reasonable and in
the public interest because the site design constrains the use of the site and is not
compatible with adjacent 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]
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable
and in the public interest because [insert reasons]
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
Planning Board - February 5, 2026
ITEM: 1 - 1 - 2
Z25-18 Staff Report PB 2.5.2026 Page 1 of 16
STAFF REPORT FOR Z25-18
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-18
Request:
Rezoning to a Conditional R-5 district
Applicant: Property Owner(s):
Cindee Wolf, Design Solutions Leo L. Nguyen
Location: Acreage:
825 Red Lighthouse Lane, & 7244 Carolina Beach
Road 1.16
PID(s): Comp Plan Place Type:
R08500-002-035-000; R08500-002-063-000 Community Mixed-Use
Existing Land Use: Proposed Land Use:
Undeveloped Eight (8) attached single-family units
Current Zoning: Proposed Zoning:
R-15, Residential (CZD) R-5, Residential
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential R-15
East Budget Storage, and Boat / RV storage (Case Z-965) (CZD) B-2
South Single-Family Residential R-15
West Single-Family Residential R-15
Planning Board - February 5, 2026
ITEM: 1 - 2 - 1
Z25-18 Staff Report PB 2.5.2026 Page 2 of 16
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
COMMUNITY SERVICES
Water/Sewer
CFPUA water and sewer are not available in the area. Private utility provider
AQUA serves the existing Red Lighthouse Village, and AQUA has provided
preliminary cost estimates and potential connection locations for this project.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Federal Point Station
Schools Anderson Elementary, Murray Middle, and Ashley High Schools
Recreation Veterans Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - February 5, 2026
ITEM: 1 - 2 - 2
Z25-18 Staff Report PB 2.5.2026 Page 3 of 16
APPLICANT’S ORIGINAL CONCEPTUAL PLAN
• This item was considered by the Planning Board at their January 8, 2026 meeting. The concept
plan included technical issues related to proposed encroachments into access easements and
questions about the provision of sidewalks and access.
• This concept plan proposal includes nine (9) attached single-family dwellings in the form of
one dual unit structure, one triplex, and one quadraplex.
30’ Private
Access
Easement
Lea Landing Drive
Quadraplex
Single Family
Dual Unit
Single Family
Tree to be
Preserved
Proposed
Stormwater
Guest
Parking
Fence
Sidewalk
Triplex
Single Family
20
’
P
u
b
l
i
c
A
c
c
e
s
s
E
a
s
e
m
e
n
t
Planning Board - February 5, 2026
ITEM: 1 - 2 - 3
Z25-18 Staff Report PB 2.5.2026 Page 4 of 16
• Access is via Red Lighthouse Lane, a private road owned by the Lighthouse Village HOA.
Although no signed documents or drafts have been provided, the developer and HOA are in
discussions to guarantee access and maintenance.
• As illustrated above, the easement for Little Pony Trail runs along the northern property line
and ends approximately 5 feet off the rear of units 4 through 9 on the concept plan, where a
Type A buffer is required. Because landscaping cannot encroach or block an access easement,
under this plan, the site would need to be redesigned to accommodate the landscaping
outside existing easements.
• Section 6.3.3.J.1.d of the UDO requires sidewalks on both sides of the street. The sidewalk is
only shown on one side of the street in this concept plan.
• Due to the size of the site, staff was unable to verify whether the extent of the required
changes would constitute a minor deviation if the rezoning were approved.
• During the public hearing the applicant presented an alternative design intended to address
the technical issues identified by staff.
• The Planning Board stated they, staff, and the public have not had adequate time to review
the revised plan and voted (6-0) to continue the item to the February 5th meeting.
Planning Board - February 5, 2026
ITEM: 1 - 2 - 4
Z25-18 Staff Report PB 2.5.2026 Page 5 of 16
APPLICANT’S REVISED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
• The new plan reduces the number of attached single-family dwelling units from nine (9) to
eight (8).
• The site proposes a full access driveway onto Red Lighthouse Lane. Red Lighthouse Lane is
right-in, right-out access only onto Carolina Beach Road. The president of the Red Lighthouse
Subdivision Homeowners Association has authorized the applicant to act as their registered
Lea Landing Drive
Proposed
Stormwater
Fence
Sidewalk
20
’
P
u
b
l
i
c
A
c
c
e
s
s
E
a
s
e
m
e
n
t
30’ Private
Access
Easement
Dual Unit
Single Family
Quadraplex
Single Family
Tree to be
Preserved
Sidewalk
Guest
Parking
Dual Unit
Single Family
10’ Type A
Opaque
Buffer
Access
Easement
Planning Board - February 5, 2026
ITEM: 1 - 2 - 5
Z25-18 Staff Report PB 2.5.2026 Page 6 of 16
agent of the rezoning application, and the application indicates the developer and HOA are in
discussions to guarantee access and maintenance.
• The site is bordered by Carolina Beach Road to the east, the private road Red Lighthouse Lane
to the south, and a 30-foot-wide unimproved private access easement for Little Pony Trail to
the north.
• The easement for Little Pony Trail runs along the northern property line approximately 12 feet
off the rear of units 3 through 8 on the concept plan. The new concept plan allows room for
a Type A opaque buffer, as required and highlighted in green on the revised concept plan
above.
• The revised concept plan shows an additional sidewalk along the long portion of the street.
• The project proposes three parking spaces for each unit: two in the driveway and a one-car
garage. In addition, four guest parking spaces have been proposed between units 5 and 6 on
the concept plan. Staff have recommended a condition requiring the three parking spaces per
unit and the guest parking.
• The concept plan proposes 28.7% open space, 8.7% above the minimum required by the
ordinance. Staff has withdrawn the recommended condition guaranteeing the minimum open
space of 28.7% because it could impact the ability to be flexible in the final engineering design.
• While the concept plan identifies six existing trees on site outside the development area, only
one tree is proposed for permanent retention Staff recommends a condition that existing
trees that do not impact the proposed development, including changes to the site plan that
constitute minor deviations, shall be preserved.
• The concept plan also includes a 20-foot-wide public access easement along Carolina Beach
Road. Staff have recommended a condition guaranteeing the access easement.
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, private water and sewer utilities have become available in the area.
• As currently zoned, the subject site would be allowed three (3) single-family dwelling units.
• 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.
• Since its original zoning designation in 1971, this portion of the county and the Carolina Beach
Road corridor has seen an increase in higher density residential and commercial projects.
• Section 6.3.3.J.1.d of the UDO requires sidewalks on both sides of the street. The sidewalk is
only shown on one side of the street at the entrance, on the concept plan. Sidewalks are
shown on both sides of the street running east-west. However, if approved, the applicant has
the option to request a reduction in the sidewalk requirement during the TRC site plan review
Planning Board - February 5, 2026
ITEM: 1 - 2 - 6
Z25-18 Staff Report PB 2.5.2026 Page 7 of 16
process due to the provision in 6.3.3.J.2 that an exemption may be requested upon a finding
that sidewalks are unnecessary for the protection of the public safety or welfare due to
conditions peculiar to the site.
• While the maximum building height in both the R-15 and R-5 districts is 40 feet, the applicant
has included a condition capping the maximum height at 35 feet tall.
• 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.
AREA DEVELOPMENTS
Planning Board - February 5, 2026
ITEM: 1 - 2 - 7
Z25-18 Staff Report PB 2.5.2026 Page 8 of 16
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a maximum
of 3 single-family dwelling units.
PROPOSED ACCESS
Primary Access Red Lighthouse Lane
Secondary Access N/A
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Red Lighthouse Lane Carolina Beach Road
Type of Roadway Private ROW NCDOT Major Arterial
Access
Easement
Planning Board - February 5, 2026
ITEM: 1 - 2 - 8
Z25-18 Staff Report PB 2.5.2026 Page 9 of 16
Roadway Planning Capacity
(AADT) Not available 34,000
Latest Traffic Volume (AADT) Not available 41,368 (2023)
Latest WMPO Point-in-Time
Count (DT) Not available 36,787 (2025)
Current Level of Congestion Not available 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 3 7 +4
PM Peak Hour Trips 4 9 +5
Assumptions
Typical Development with Existing Conditions – 3 single family
detached dwellings
Proposed Development – 8-unit attached single-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 highway that is currently over capacity, but it is expected
to add only a small amount of traffic beyond what is allowed under current zoning. The site will be
accessed from Red Lighthouse Lane, which includes a right-in turn lane from Carolina Beach Road and
allows right-out movements only. There are no State Transportation Improvement Program projects
planned in the area to address existing conditions. Although other nearby developments are under
review or under construction and their traffic studies did not specifically include this project, those
studies accounted for general traffic growth in the area. The project’s peak-hour traffic is below the
threshold that would require a traffic impact analysis, but NCDOT will still review the project as part of
the driveway permitting process.
Planning Board - February 5, 2026
ITEM: 1 - 2 - 9
Z25-18 Staff Report PB 2.5.2026 Page 10 of 16
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or Special Flood Hazard Area.
• The property is within the Telfair 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) soils. The project proposes a connection to private AQUA
water and sewer.
OTHER CONSIDERATIONS
Schools
PUBLIC SCHOOL ENROLLMENT ZONES
Elementary School Anderson Elementary
2025-2026 Capacity 83%
Middle School Murray Middle
2025-2026 Capacity 96%
High School Ashley High
2025-2026 Capacity 96%
STUDENT GENERATION RATES (SGRs)
Overall SGR (25-26) 0.19 public school students per residential unit
Elementary School SGR (25-26) 0.08 public school students per residential unit
Middle School SGR (25-26) 0.04 public school students per residential unit
High School SGR (25-26) 0.06 public school students per residential unit
SGR Trend (20-21 to 25-26) 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 3 residential units.
Proposed Development: 8 residential units
Planning Board - February 5, 2026
ITEM: 1 - 2 - 10
Z25-18 Staff Report PB 2.5.2026 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.
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 0 1 +1
Middle School 0 0 0
High School 0 1 +1
TOTAL 0 2 +2
Sources
2025-2026 NHC Student Yield Analysis based on NHCS
school population and capacity numbers and NHC
building permit data
SUMMARY
The proposed project is anticipated to be built out within five years, and currently, the middle
school and high school serving this area are nearing capacity. However, the students generated by
the proposed development are minimal and should have a limited impact on the area’s public
schools.
Planning Board - February 5, 2026
ITEM: 1 - 2 - 11
Z25-18 Staff Report PB 2.5.2026 Page 12 of 16
Representative Developments
Representative Developments of R-15:
Red Lighthouse Lane
Red Lighthouse Lane
Planning Board - February 5, 2026
ITEM: 1 - 2 - 12
Z25-18 Staff Report PB 2.5.2026 Page 13 of 16
Representative Developments of Attached Single-Faily Development:
Winds Ridge Subdivision
Context and Compatibility
• The property is located along Carolina Beach Road bordered by detached single-family
residential development to the north, west and south, and (CZD) B-2 to the east across
Carolina Beach Road. The site has access to Red Lighthouse Lane which has a right-in, right-
out access onto Carolina Beach Road.
• The Carolina Beach Road corridor has historically been developed as lower density detached
single-family homes. The site is currently a mostly cleared lot with some trees separating
single family dwellings from Carolina Beach Road.
• Due to the location and surrounding development patterns, the property is less likely to be
developed with low density housing.
• While the 2016 Comprehensive Plan recommends a mixture of commercial uses and
residential densities ranging from 8 to 15 dwelling units per acre, over the past two years as
staff has worked on the Destination 2050 Comprehensive Plan update, the vision for the
Carolina Beach Road corridor has shifted to discouraging higher density residential projects
to protect the character of adjacent existing neighborhoods and in recognition of limited
roadway connectivity and infrastructure capacity in the southern portion of the county. In
the draft plan, commercial development is encouraged along this corridor to provide basic
goods and services to existing residents. A public hearing for the draft plan will be held at
the February 2, 2026 Board of Commissioners meeting but the Board does not plan on
Planning Board - February 5, 2026
ITEM: 1 - 2 - 13
Z25-18 Staff Report PB 2.5.2026 Page 14 of 16
adopting the plan prior to the Planning Board’s re-consideration of this request on February
5, 2026, per their discussion at the January 29 agenda review.
• The application and concept plan include conditions intended to reduce impacts on adjacent
properties. The applicant has submitted this revised concept plan showing room for a
transitional buffer along the northern boundary of the property, along with a sidewalk on both
sides of the street running east-west. Staff no longer anticipate changes to the final site design
that may require a major modification to the site and review by the Planning Board and Board
of Commissioners.
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
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 2016 Comprehensive Plan designates this
property as Community Mixed Use which
promotes a mix of commercial and residential
development up to 15 dwelling units per acre.
This place type is intended for community-
level service nodes or transitional areas
between lower density housing and higher
intensity development and identifies the
Carolina Beach Road corridor as appropriate
for higher-intensity development.
The project proposes eight dwelling units per
acre which is within the density
recommendation of the place type. Additional
conditions both mimic the surrounding
development pattern and reduce impacts on
adjacent parcels.
Planning Board - February 5, 2026
ITEM: 1 - 2 - 14
Z25-18 Staff Report PB 2.5.2026 Page 15 of 16
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 consistency with the adopted Comprehensive Plan and zoning
and technical considerations. The revised concept plan included in this submittal addresses the
technical issues staff noted on the initial concept plan and includes conditions intended to mitigate
the impacts on adjacent neighbors.
As a result, staff recommends approval of the proposed rezoning.
Recommended 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 2016 Comprehensive Plan because the proposed
housing type and density is within the range recommended by the Community Mixed Use
place type and there are no concerns from a zoning or technical standpoint. I also find
RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public
interest because the project includes conditions intended to mitigate the impacts on
adjacent neighbors.
Recommended Conditions
1. Structures shall have a maximum building height of 35 feet.
2. The 21-inch DBH water oak located in the designated open space between units 4 and 5
shall be protected during construction and preserved.
3. 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.
4. Land uses shall be limited to dual unit attached, triplex, and quadraplex dwellings.
5. 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 five additional vehicle parking
spaces shall be provided in addition to the vehicle parking provided for each unit.
6. In addition to the 21-inch water oak, all other existing trees outside essential site
improvements shall be permanently retained on site.
7. A minimum 20-foot-wide public access easement shall be dedicated along the frontage
and parallel to Carolina Beach Road for future bicycle and pedestrian infrastructure.
Planning Board - February 5, 2026
ITEM: 1 - 2 - 15
Z25-18 Staff Report PB 2.5.2026 Page 16 of 16
Sample motion for DENIAL
I move to RECOMMEND DENIAL of the proposed rezoning. While it is CONSISTENT with
the purposes and intent of the Comprehensive Plan because the proposed housing type
and density are within the range recommended by the Community Mixed Use place type,
I also find RECOMMENDING DENIAL of the rezoning request is reasonable and in the
public interest because the site design constrains the use of the site and is not compatible
with adjacent development.
Planning Board - February 5, 2026
ITEM: 1 - 2 - 16
Planning Board - February 5, 2026
ITEM: 1 - 3 - 1
Planning Board - February 5, 2026
ITEM: 1 - 4 - 1
Planning Board - February 5, 2026
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - February 5, 2026
ITEM: 1 - 6 - 1
Page 1 of 8
Conditional Rezoning Application – Updated 10-2025
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
PlanNHC.com
CONDITIONAL REZONING 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 applied in reviewing
the application for completeness are found in Section 10.3.3 of the Unified Development Ordinance.
Public Hearing Procedures
(Optional)
Pre-
Application
Meeting
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
Design Solutions
Cindee Wolf
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
Leo L. Nguyen
5219 Crosswinds Drive
Wilmington, NC 28409
910-262-3308 (Lisa Nguyen)
lisalcn@yahoo.com
Planning Board - February 5, 2026
ITEM: 1 - 7 - 1
Page 2 of 8
Conditional Rezoning Application – Updated 10-2025
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Land Use(s)
Future Land Use Classification
3. Proposed Zoning, Use(s) & Narrative
Note: Only uses permitted in the corresponding General Use District are eligible for consideration in a
Conditional Zoning District.
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Maximum Residential Density (if applicable): Housing Type(s) (if applicable):
Maximum Square Footage of Non-
Residential Use(s) (if applicable):
Proposed Non-Residential Land Use(s) (if applicable):
Please provide a statement about the purpose of the district and a project narrative (attach additional
pages if necessary).
825 Red Lighthouse Lane & 7244 Carolina Beach Road 313218.41.6059 & 313218.41.6231
1.16 ac. (50.337.s.f.)R-15 / Vacant
Community Mixed-Use
(CZD) R-5 1.16 ac. (50.337.s.f.)
9 total units (8 units/acre)(1) Dwelling, Dual Unit Attached / (1) Dwelling, Triplex /(1) Dwelling, Quadraplex
N/A N/A
Planning Board - February 5, 2026
ITEM: 1 - 7 - 2
Page 3 of 8
Conditional Rezoning Application – Updated 10-2025
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 on the most
recent version of the Institute of Traffic Engineers (ITE) Trip Generation Manual.
Developments that generate 100 or more trips in the AM or PM peak hour must include a complete TIA
with the application materials. The TIA must be approved by NCDOT and the WMPO before the item can
be considered by the Board of Commissioners.
Recommendation: Before applying contact the WMPO to confirm the most appropriate ITE code and traffic
generation rate is being applied. If the information has been verified, please attach a copy of the verification
with the application.
Unverified information submitted with the application may result in the application being ineligible to move
forward to a Planning Board agenda.
ITE Land Use (Code):
Trip Generation Variable (gross floor area, dwelling units, etc.):
AM Peak Hour Trips: PM Peak Hour Trips:
Single-family Attached Housing (ITE - 215)
Nine (9) Residential Units
65
Planning Board - February 5, 2026
ITEM: 1 - 7 - 3
Page 4 of 8
Conditional Rezoning Application – Updated 10-2025
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 policy guidance of the 2016 New Hanover County Comprehensive Plan, zoning
considerations, and technical review. Conditional rezonings are intended to provide orderly transitions between
different zoning districts or land uses where additional conditions and district limitations may safeguard
adjacent land uses benefiting all parties and the community at large.
The application must include an explanation of how the proposed Conditional Zoning district meets the
following criteria. (include references and attachments to plans where applicable).
1. How would the requested change be consistent with New Hanover County’s policies for growth and
development, as described in the New Hanover County Comprehensive Plan or other applicable,
adopted plans?
2. How would the requested Conditional Zoning district be consistent with the property’s classification
on the Comprehensive Plan’s Future Land Use Map?
Planning Board - February 5, 2026
ITEM: 1 - 7 - 4
Page 5 of 8
Conditional Rezoning Application – Updated 10-2025
3. What significant neighborhood changes have occurred that may make the original zoning
inappropriate, or how is the land involved unsuitable for the uses permitted under the existing
zoning?
Planning Board - February 5, 2026
ITEM: 1 - 7 - 5
Page 6 of 8
Conditional Rezoning Application – Updated 10-2025
7. Application Requirements
Staff use the following checklist to determine if the application is complete. Please verify all 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 to be processed for further review. Staff will confirm if an application
is complete within five business days of submittal.
Applicants are encouraged to arrange an informal pre-application meeting with Planning staff at least two weeks
before applying. Pre-application meetings help improve the chances of submitting a complete application.
Application Checklist And Acknowledgement
Applicant
Initial
This application form, completed and signed (all property owners must
sign signatory page) _____
Copy of most recent annual filing identifying the owners / officers /
managers from the Secretary of State’s Business Registry for any LLCs or
other companies listed on the application.
_____
Application fee:
• $600 for 5 acres or less
• $700 for more than 5 acres
_____
Community Information Meeting Report (complete and signed by
authorized agent or all property owners) _____
Traffic Impact Analysis if applicable (use of attached report document is
recommended)
• The official TIA approval letter is recommended before this item is
placed on a Planning Board agenda. The Planning Boad may choose
to continue the hearing until the official TIA approval letter is
provided.
• The official TIA approval letter is required before this item is placed
on a Board of Commissioners agenda.
______
Legal description (by metes and bounds) or a recorded survey with Map
Book and Page reference of the property or area requested for rezoning. ______
Conceptual Plan including the following minimum information. Not if
information beyond the minimum requirements is shown on the concept
plan they may be considered conditions of approval and may not be eligible
for approval as a minor deviation.
• Tract boundaries and total acreage
• Location of adjoining parcels and roads
• Proposed land use, building areas and other improvements
o Residential uses: include the maximum density, unit count,
height, and type of housing, maximum area occupied by
structures, and proposed subdivision boundaries.
______
CAW
CAW
CAW
CAW
N/A
CAW
CAW
Planning Board - February 5, 2026
ITEM: 1 - 7 - 6
Page 7 of 8
Conditional Rezoning Application – Updated 10-2025
o Non-Residential uses: include the maximum square footage
and height of each structure, an outline of the area
structures will occupy, the specific purpose / land use and
how each structure will be used.
• Proposed transportation and parking improvements; including
proposed rights-of-way and roadways, proposed access to and from
the site, and arrangement and access to parking areas.
• All existing and proposed easements, required setbacks, rights-of-
way, and buffers.
• The location of Special Flood Hazard Areas.
• For sites less than 5 acres in size a tree survey is required identifying
the exact location, species and size of all specimen trees on site. For
sites more than 5 acres a narrative is required describing the
existing vegetation on site including the approximate location,
species, and size (DBH) of regulated trees.
• Approximate location and type of stormwater management facilities
intended to serve the site.
• Approximate location of regulated wetlands.
• Location of any existing wells or septic systems on site.
• 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.
Documentation on soil types and infiltration rates if underground
stormwater facilities are proposed. _____
One (1) digital PDF copy of ALL documents AND plans _____
CAW
CAW
Planning Board - February 5, 2026
ITEM: 1 - 7 - 7
Page 8 of 8
Conditional Rezoning Application – Updated 10-2025
8. Acknowledgement and Signatures
Note: This form must be signed by the property owner(s) of record. A signature is required for each
owner of record if there are multiple owners.
By signing below, I understand and accept the following:
x All the conditions, limitations, and obligations of the conditional rezoning process for which I am
applying.
x That the existing Official Zoning Map is presumed to be correct.
x I certify that this application is complete, and all information presented in this application is accurate
to the best of my knowledge, information and belief.
x I am legally able to make decisions regarding the subject property and apply for this application to
make changes to the subject property.
x If applicable, I also appoint the applicant / agent listed on this application to represent me and make
decisions on my behalf regarding this application during the review process.
x The applicant / agent is hereby authorized on my behalf to:
1. Submit an application including all required supplemental information and materials;
2. Appear at public hearings to give representation and comments;
3. Act on my behalf without limitations with regard to any and all things directly or indirectly
connected with or arising out of this application; and
4. Provide written consent to any and all conditions of approval.
x An authorized agent or the property owner will attend each public hearing scheduled for the
application to represent the request and answer questions if called upon.
x If changes are made to the proposal after the application completeness determination that
require additional staff review and vetting, the changes will be ineligible to move forward to the
intended Planning Board agenda. No changes will be accepted by staff after the applications are
posted at the time of public notice.
x If a request is made to delay consideration by the Planning Board or Board of Commissioners
before public notice has been sent out in the mail or to the newspaper, the item will be
calendared for the next meeting and no fee will be required. If delay is requested after notice has
been sent to the newspaper, the Board will act on the request at the scheduled meeting and are
under no obligation to grant the continuance. If the continuance is granted, a fee in accordance
with the county’s adopted fee schedule will be required.
_____________________________________________________ _________________ ___________
Signature of Property Owner / Authorized Agent Print Name Date
_____________________________________________________ _________________ ___________
Signature of Property Owner / Authorized Agent Print Name Date
Cindee Wolf
Leo L. Nguyen
Docusign Envelope ID: F95380EA-D7EE-4B9C-855A-CD4B2EFC2B60
12/3/2025
Planning Board - February 5, 2026
ITEM: 1 - 7 - 8
Planning Board - February 5, 2026
ITEM: 1 - 7 - 9
Planning Board - February 5, 2026
ITEM: 1 - 7 - 10
Legal DescripƟon for
CondiƟonal Zoning District at
825 Red Lighthouse Lane & 7244 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 at the intersecƟon with the northern boundary of a thirty-
foot (30’) private access roadway known as Red Lighthouse Lane; and running thence with that
roadway easement:
North 89012’38” West, 194.62 feet to a point; thence
North 00019’28” East, 83.70 feet to a point; thence
North 89017’51” West, 52.70 feet to a point; thence
North 01011’09” East, 133.95 feet to a point; thence
South 88048’50” East, 252.56 feet to a point in the western boundary of Carolina Beach Road;
Thence with that right-of-way,
Along a curve to the right, having a Radius of 1675.69 feet and Length of 216.04 feet, a Chord
Of South 02014’35” West, 215.89 feet to the point and place of beginning, containing
50,337 square feet, or 1.16 acres, more or less.
Planning Board - February 5, 2026
ITEM: 1 - 7 - 11
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
825 Red Lighthouse Lane & 7244 Carolina Beach Road 313218.41.6059 & 313218.41.6231
Wednesday, August 27th, 6:00 p.m.
In-person w/ info for contact by phone or email River Road Park Shelter - 6500 River Road
Proximity to the subject project site
Planning Board - February 5, 2026
ITEM: 1 - 7 - 12
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
August 15, 2025
Cindee Wolf / Design Solutions
12/01/25
Planning Board - February 5, 2026
ITEM: 1 - 7 - 13
Planning Board - February 5, 2026
ITEM: 1 - 7 - 14
From:Jim Bowes
To:cwolf@lobodemar.biz
Subject:Beacon Townhouses
Date:Sunday, August 24, 2025 9:22:38 AM
I have strong objections to the development. The impact of a minimum of 9 to 18 vehicles
plus all the services vehicular traffic (UPS, garbage, etc.) on the traffic flow of Carolina Beachwould be very dangerous. If this development is completed as planned; there will be 6 access
points to Carolina Beach in less than 2/10th of a mile between Inlet Acres and Red LighthouseLane. With the proximity of the u-turn lane to the south; drivers attempting to shorten their
northward travel will make bad choices leading to serious accidents. Traffic on CB is alreadyvery heavy year around and then gets worse during the tourist season. This development will
make this situation worse for everyone. As a homeowner on Lea Landing Dr, it is alreadydifficult to merge onto CB coordinating with the unnamed sand road to the north and Little
Pony Trail to the south. Another highway access so close to LPT would make this worse.
CB is a highway (US-421) with a speed limit of 55 mph and not a residential road that canhandle unlimited access.
James Bowes
833 Lea Landing DrWilmington, NC
Planning Board - February 5, 2026
ITEM: 1 - 7 - 15
Planning Board - February 5, 2026
ITEM: 1 - 7 - 16
PROPERTIES WITHIN A 500' PERIMETER OF 7244 CAROLINA BEACH RD
& 825 RED LIGHTHOUSE LANE
OWNER ADDRESS CITY / STATE / ZIP
841 LEA LANDING LLC 841 LEA LANDING DR WILMINGTON NC 28412
BARBOUR BROOKS DOUGLAS 738 LITTLE PONY TRL WILMINGTON NC 28412
BENSON NICHOLAS H 1006 CYPRESS DR WILMINGTON NC 28401
BLIZZARD RANDY MELODY 804 LITTLE PONY TRL WILMINGTON NC 28412
BOWES JAMES W JR JO ANN 833 LEA LANDING DR WILMINGTON NC 28412
BRINKLEY RENITA 814 RED LIGHTHOUSE LN WILMINGTON NC 28412
BRUNNER TIMOTHY LAURAINE 816 LITTLE PONY TRL WILMINGTON NC 28412
CAD PROPERTIES LLC 1412 RICOCHET DR RALEIGH NC 27610
CAPE FEAR BAPTIST CHURCH PO BOX 705 CAROLINA BCH NC 28428
CAULDER SHELIA 818 INLET ACRES DR WILMINGTON NC 28412
CHAIMOWITZ ROBERT B 821 RED LIGHTHOUSE LN WILMINGTON NC 28412
COMBS CLARICE S 815 RED LIGHTHOUSE LN WILMINGTON NC 28412
DUMONT JASON K 113 APACHE TRL WILMINGTON NC 28409
DUMONT RENEE D ETAL 869 LEA LANDING DR WILMINGTON NC 28412
EADDY STEPHEN KRISTIN N 853 LEA LANDING DR WILMINGTON NC 28412
ERS INVESTMENTS LLC 711 N CAROLINA BEACH AVE CAROLINA BCH NC 28428
FULL CIRCLE CONST LLC 816 RED LIGHTHOUSE LN WILMINGTON NC 28412
FUTCH ROSA B HRS PO BOX 15538 WILMINGTON NC 28408
GAGNE PAUL 804 RED LIGHTHOUSE LN WILMINGTON NC 28412
GARRETT DON D 809 RED LIGHTHOUSE LN WILMINGTON NC 28412
GODESKY DWIGHT J ETAL 2001 TOT HILL FARM RD ASHEBORO NC 27205
GURGANUS BOBBY D SUE S 857 LEA LANDING DR WILMINGTON NC 28412
LEA LANDING HOA 6626 GORDON RD UNIT C WILMINGTON NC 28411
MACNULTY HOME DTLG INC 302 GODFREY CT WILMINGTON NC 28412
MAGNIFICENT SIX LLC 8620 RIVER RD WILMINGTON NC 28412
MCGEE DARRYL JULIA G PO BOX 389 CAROLINA BCH NC 28428
MIDGARD SELF STOR WILM 7275 CAROLINA BEACH RD WILMINGTON NC 28412
MISHOE ZACHARY H 865 LEA LADING DR WILMINGTON NC 28412
MONAGHAN PETER PAT HEIRS 807 RED LIGHTHOUSE LN WILMINGTON NC 28412
MORRIS SAMMIE L 718 LITTLE PONY TRL WILMINGTON NC 28412
NAU JOEL JENNIFER 914 TARPON DR WILMINGTON NC 28409
RAYNOR TIMOTHY NICOLE 845 LEA LANDING DR WILMINGTON NC 28412
RED LIGHTHOUSE VILLAGE HOA PO BOX 901 CAROLINA BCH NC 28428
ROBINSON CLIFFORD L 820 RED LIGHTHOUSE LN WILMINGTON NC 28412
RUST KEITH 612 LITTLE PONY TRL WILMINGTON NC 28412
SALTWATER WOODWORKING 119 BRYAN RD WILMINGTON NC 28412
SHEAR STEPHANIE L ETAL 129 PAINTED ROCK CT GARNER NC 27529
SIMMONS BONNIE HEIRS 7308 N WADE SCHOOL RD APT D COLUMBIA MO 65202
SMITHIES DIANE L 810 RED LIGHTHOUSE LN WILMINGTON NC 28412
STEPHENSON JAMES JR SUSAN 2855 MT PLEASANT RD WILLOW SPRING NC 27592
T BIRD PROPERTY RENTALS LLC 406 MOHICAN TRL WILMINGTON NC 28409
THOMAS FLETHER III PO BOX 15538 WILMINGTON NC 28408
THOMPSON JOHN JULIE 808 LITTLE PONY TRL WILMINGTON NC 28412
THOMPSON JOHN JULIE ETAL 505 S CAROLINA AVE CAROLINA BCH NC 28428
TRUESDALE KEMIA E 861 LEA LANDING DR WILMINGTON NC 28412
VINNY INC 810 SHELTON CT WILMINGTON NC 28412
WAGNER JAMES J 803 RED LIGHTHOUSE LN WILMINGTON NC 28412
WASHINGTON SHANNON C 837 LEA LANDING DR WILMINGTON NC 28412
WILLIAMS AVIS G ETAL 802 RED LIGHTHOUSE LN WILMINGTON NC 28412
WINGO REUBEN W ET AL 818 RED LIGHTHOUSE LN WILMINGTON NC 28412
WISZ ELIZABETH R 849 LEA LANDING DR WILMINGTON NC 28412Planning Board - February 5, 2026
ITEM: 1 - 7 - 17
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
August 11, 2025
Re: Beacon Townhomes
Dear Mr. Gross:
I am reaching out to you with the understanding that you may be the current President of the
Lighthouse Village community? I happened to run into a woman walking the Lane, who said
she also served on the Board, and she directed me your way. If not, I’d certainly appreciate
referral to the best person.
I am a Development Consultant, working with the owner of the properties at the entryway to
your neighborhood – 7224 Carolina Beach Road, and 825 Red Lighthouse Lane. We will be
pursuing approval of a Conditional District rezoning in the near future.
I’m guessing that the approach and turning onto Red Lighthouse Lane is a bit precarious based
on the Lea Landing Drive and Little Pony Trail intersections just to the north? I am hoping for
an opportunity to take just a few minutes of your time to discuss an alternative access from Red
Lighthouse Lane. Exhibits of both scenarios are attached.
My thoughts were to broach the possibility of this small community joining in with Lighthouse
Village in use of the Red Lighthouse Lane access, rather than creating a new driveway. My
owner would possibly make an initial payment into your COA towards the existing asset, and
then each of the new homes would pay monthly dues for future maintenance.
Could you please contact me at telephone # 910-620-2374, or email cwolf@lobodemar.biz, at
your earliest convenience?
Respectfully,
Cindee Wolf
Planning Board - February 5, 2026
ITEM: 1 - 7 - 18
Planning Board - February 5, 2026
ITEM: 1 - 7 - 19
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Community Information
August 15, 2025
To: Adjacent Property Owners & Other Interested Parties
From: Cindee Wolf
Re: Beacon Townhomes
This letter is notice of a community information meeting for an upcoming rezoning request.
Leo Nguyen is the property owner of the tracts addressed at 7244 Carolina Beach Road and 825
Red Lighthouse Lane. The 1.16-acre area 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 community of nine (9) “single-family / attached” homes. 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, August 27th, 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 believe that these new homes will provide
quality housing in the southern portion of the County, be good neighbor, and be an asset to the
community.
Planning Board - February 5, 2026
ITEM: 1 - 7 - 20
Planning Board - February 5, 2026
ITEM: 1 - 7 - 21
Planning Board - February 5, 2026
ITEM: 1 - 7 - 22
Concept Plan
Planning Board - February 5, 2026
ITEM: 1 - 8 - 1
Planning Board - February 5, 2026
ITEM: 1 - 9 - 1
Public Comments
In Support 1
Neutral 0
In Opposition 28
Planning Board - February 5, 2026
ITEM: 1 - 10 - 1
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, January 3, 2026 4:42 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29349 for Public Comment Form
Follow Up Flag:Follow up
Flag Status:Flagged
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Tucker
Last Name Zischka
Address 1414 S 2nd St. Apt 104
City Wilmington
State NC
Zip Code 28401
Email tuckerz@protonmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Support project
Public Comment Wilmington needs more housing supply to meet the demand.
This will help balance housing costs to the area's average
income, allowing for newer and younger people to enter the
housing market and help feed Wilmington's labor market.
Public comments to Z25-18 stating that Wilmington is too
crowded are valid concerns but ultimately wrong. Future
Planning Board - February 5, 2026
ITEM: 1 - 11 - 1
2
infrastructure and rezoning changes will alleviate most
problems of congestion and crowding. These people are
"pulling up the ladder behind them" by blocking out new and
younger people of the area. It has the added advantage of
inflating their own real estate investments in a highly desirable
area. Blocking out these people will cause the area to suffer
due to a reduction in working people of the area. The future
prosperity of Wilmington depends on allowing making housing
more accessible to everyone.
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 2
1
Doss, Amy
From:Watson, McCabe
Sent:Monday, December 15, 2025 12:38 PM
To:Doss, Amy
Subject:FW: Opposition to Rezoning Request – (Z25-18 – Beacon Townhomes)
McCabe Watson
Planning Coordinator
New Hanover County - Planning & Land Use - Planning & Zoning
(910) 798-7068 p | f
mwatson@nhcgov.com
230 Government Center Drive
Wilmington, NC 28403
www.NHCgov.com
From: Renee DuMont <renee.dumontahs@gmail.com>
Sent: Monday, December 15, 2025 12:35 PM
To: Watson, McCabe <mwatson@nhcgov.com>
Subject: Opposition to Rezoning Request – (Z25-18 – Beacon Townhomes)
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Dear Chair and Honorable County Commissioners,
I am writing to formally oppose Rezoning Request Z25-18 (Beacon Townhomes). I am a
nearby resident living within 500 feet of the proposed development, and I purchased my
first home in this neighborhood in 2024 with the understanding that the surrounding
properties were zoned R-15 Residential.
The request to rezone approximately 1.16 acres at 7244 Carolina Beach Road and 825
Red Lighthouse Lane from R-15 Residential to CZD R-5 Residential Moderate-High
Density, allowing up to nine attached dwelling units, represents a significant increase in
density that is incompatible with the existing neighborhood.
Of particular concern is traffic safety. There is a known dangerous curve/turn on Carolina
Beach Road directly adjacent to the proposed development site. This stretch of road
already presents visibility and safety challenges, and adding additional driveways, turning
movements, and daily vehicle trips associated with higher-density housing would
increase the risk of accidents for residents, pedestrians, cyclists, and emergency vehicles.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 3
2
Additional concerns include:
Increased traffic volume on an already hazardous section of roadway
Strain on infrastructure, including stormwater and drainage
Incompatibility with surrounding single-family residential development
Negative impacts on neighborhood character and nearby property values
I made a substantial financial investment when purchasing my home based on the
existing zoning and land-use expectations. Approving a higher-density rezoning at this
location would undermine those expectations and set a concerning precedent for similar
requests along Carolina Beach Road.
For these reasons, I respectfully request that the Board deny Rezoning Request Z25-18
and maintain the current R-15 zoning, which better aligns with the safety, scale, and
character of the surrounding area.
Thank you for your time and thoughtful consideration prior to the upcoming vote. I
appreciate your service to our community.
Sincerely,
Renee DuMont
Planning Board - February 5, 2026
ITEM: 1 - 11 - 4
1
Doss, Amy
From:noreply@civicplus.com
Sent:Monday, December 15, 2025 1:13 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29134 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 Renee
Last Name DuMont
Address 869 Lea Landing Dr
City Wilmington
State NC
Zip Code 28412
Email Renee.dumont2119@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment Dear Chair and Honorable County Commissioners,
I am writing to formally oppose Rezoning Request Z25-18
(Beacon Townhomes). I am a nearby resident living within 500
feet of the proposed development, and I purchased my first
home in this neighborhood in 2025 with the understanding that
the surrounding properties were zoned R-15 Residential.
The request to rezone approximately 1.16 acres at 7244
Planning Board - February 5, 2026
ITEM: 1 - 11 - 5
2
Carolina Beach Road and 825 Red Lighthouse Lane from R-15
Residential to CZD R-5 Residential Moderate-High Density,
allowing up to nine attached dwelling units, represents a
significant increase in density that is incompatible with the
existing neighborhood.
Of particular concern is traffic safety. There is a known
dangerous curve/turn on Carolina Beach Road directly
adjacent to the proposed development site. This stretch of road
already presents visibility and safety challenges, and adding
additional driveways, turning movements, and daily vehicle
trips associated with higher-density housing would increase the
risk of accidents for residents, pedestrians, cyclists, and
emergency vehicles.
Additional concerns include:
Increased traffic volume on an already hazardous section of
roadway
Strain on infrastructure, including stormwater and drainage
Incompatibility with surrounding single-family residential
development
Negative impacts on neighborhood character and nearby
property values
I made a substantial financial investment when purchasing my
home based on the existing zoning and land-use expectations.
Approving a higher-density rezoning at this location would
undermine those expectations and set a concerning precedent
for similar requests along Carolina Beach Road.
For these reasons, I respectfully request that the Board deny
Rezoning Request Z25-18 and maintain the current R-15
zoning, which better aligns with the safety, scale, and character
of the surrounding area.
Thank you for your time and thoughtful consideration prior to
the upcoming vote. I appreciate your service to our community.
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.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 6
1
Doss, Amy
From:noreply@civicplus.com
Sent:Monday, December 15, 2025 2:13 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29137 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 Destany
Last Name Avery
Address 314, McQuillan Dr
City Wilmington
State North Carolina
Zip Code 28412
Email Destany86867@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I oppose Rezoning Request Z25-18 because higher-density
townhomes don’t fit the character of surrounding
neighborhoods and would increase traffic and congestion.
Upload supporting files
Planning Board - February 5, 2026
ITEM: 1 - 11 - 7
1
Doss, Amy
From:noreply@civicplus.com
Sent:Monday, December 15, 2025 2:32 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29138 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 Emily
Last Name Garrow
Address 1404 Cameron court
City Wilmington
State NC
Zip Code 28401
Email Emilygarrow96@yahoo.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I am against Rezoning Request Z25-18. Higher-density
development here would create safety risks, traffic problems,
and doesn’t match the character of the area. Deny this request.
Upload supporting files
Planning Board - February 5, 2026
ITEM: 1 - 11 - 8
1
Doss, Amy
From:noreply@civicplus.com
Sent:Monday, December 15, 2025 3:20 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29140 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 Jasmyn
Last Name Spencer
Address 4740 Sweetfern Row Apt 103
City Wilmington
State NC
Zip Code 28411
Email jasmyn.spencer@ymail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I oppose Rezoning Request Z25-18 (Beacon Townhomes).
The proposed higher-density zoning does not fit the
surrounding single-family neighborhood and raises serious
safety concerns due to the dangerous curve on Carolina Beach
Road. I respectfully ask the County Commissioners to deny this
request and keep the current R-15 zoning.
Upload supporting files
Planning Board - February 5, 2026
ITEM: 1 - 11 - 9
1
Doss, Amy
From:noreply@civicplus.com
Sent:Sunday, December 28, 2025 9:29 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29276 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Christopher
Last Name OConnor
Address 1421 Grove Point Rd
City Wilmington
State NC
Zip Code 28409-4837
Email moonpieoconnor@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment New Hanover County has been too quick to cater to the real
estate development industry and rubber-stamp rezoning
requests like this one. They haven't done anything to improve
affordability, but instead strain our infrastructure, congest our
roads in detriment to public safety, and stress our environment.
They only serve to line the pockets of the investors behind the
project.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 10
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, December 27, 2025 9:57 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29274 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Jackie
Last Name Lowe
Address 8821 west Telfair cir
City Wilmington
State NC
Zip Code 28412
Email Field not completed.
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment Rezoning this to allow for higher density housing will put more
strain on our systems and add more traffic congestion to an
already growing problem. Please reconsider rezoning this!
Upload supporting files
Planning Board - February 5, 2026
ITEM: 1 - 11 - 11
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, December 27, 2025 9:11 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29268 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Laurie
Last Name Brunner
Address 816 Little Pony Trl
City Wilmington
State NC
Zip Code 28412
Email lobrun@hotmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment This high density tall townhomes project does not fit the look
and feel of the family housing that is currently on either sides of
this proposed project. There is already very increased traffic in
this area with all the construction projects going on and gas
stations. I oppose this project, it should not be rezoned high
density, the surrounding neighborhoods are R 15 for typical
family homes not high density tall townhomes. This would
create a traffic nightmare with surrounding neighborhoods
Planning Board - February 5, 2026
ITEM: 1 - 11 - 12
2
trying to make a right turn and attempting to use the u turn to
head north on Carolina Beach Road.
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 13
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, December 27, 2025 8:49 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29267 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Timothy
Last Name Brunner
Address 816 little Ponytrail
City Wilmington
State Nc
Zip Code 28412
Email Lobrun@hotmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment 3 singal family homes provides the proper green space .
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.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 14
1
Doss, Amy
From:Robert Chaimowitz <robertchaimowitz@gmail.com>
Sent:Friday, December 26, 2025 3:37 PM
To:Doss, Amy
Subject:Red Lighthouse Ln.
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Dear Ms Doss:
My name is Robert Chaimowitz. I am the first house on the right ( 821 ) on Red lighthouse ln. I have lived
here for over 26 years. I purchased this house in 1999 new. I moved here from carolina beach to get away
from the traffic and noise. I am a 100% disabled Vietnam Vet. I cannot attend the meeting on the 1/8/26
due to health issues. This is a private road. We just had it resurfaced this past summer. I want it to stay a
private road. I do not want to here traffic going in and out 25 feet away from my house. It's a very narrow
road and right across from their proposed drive way is a fire hydrant. My two neighbors across the street
are fire fighters and I do not think they would appreciate a drive way right there. They should use Little
pony rd for a drive way. I am totally against this rezoning request.( Z25-18- Beacon Townhomes)
Thank you for your time
Robert Chaimowitz 821 Red lighthouse ln
Planning Board - February 5, 2026
ITEM: 1 - 11 - 15
1
Doss, Amy
From:noreply@civicplus.com
Sent:Thursday, December 25, 2025 8:01 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29260 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Linda
Last Name Magness
Address 7105 Ontario rd
City Wilmington
State NC
Zip Code 28412
Email Lmagness68@aol.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment We have too many apt buildings as is. This will cause even
more chaos in traffic we don’t need
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.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 16
1
Doss, Amy
From:noreply@civicplus.com
Sent:Wednesday, December 24, 2025 2:26 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29255 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Susan
Last Name Oslun
Address 7862 Champlain
City Wilmington
State Nc
Zip Code 28412
Email Moslun@aol.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment No more apts on carolina beach rd.
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.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 17
1
Doss, Amy
From:noreply@civicplus.com
Sent:Wednesday, December 24, 2025 9:58 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29252 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Natalia
Last Name Dokus
Address 7641 Champlain dr
City Wilmington
State Nc
Zip Code 28412
Email nataliamdokus@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment Stop squizing in pseudo luxury apartments in the area. You are
ruining it and infrastructure is not fit for it.
We already have over 700 apt/townhomes coming in the next 2
years just past our neighborhood.
You want to help the area build affordable daycare.
Upload supporting files
Planning Board - February 5, 2026
ITEM: 1 - 11 - 18
1
Doss, Amy
From:noreply@civicplus.com
Sent:Wednesday, December 24, 2025 9:07 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29251 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Jess
Last Name Anderson
Address 6918 Ontario rd
City Wilmington
State Nc
Zip Code 28412
Email Anderwild15@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I respectfully oppose this project in this location.
The current property zoning of R15 fits the land and the area
surrounding. Carolina Beach rd currently has 3 very high
density projects of more than 700 apt/townhomes in this same
area. The traffic is going to be horrendous.
Emergency evacuation plan does not even exist for what we
have now. We have both River rd as well as Carolina Beach rd
with more than 10 current apartment projects in the works with
more than 3,0000 apartments being built. This does not even
Planning Board - February 5, 2026
ITEM: 1 - 11 - 19
2
include the River Lights neighborhood with thousands of
homes being built. Our town can not handle any more high
density projects.
Our schools are over capacity with the average classroom size
sitting over 32 students per teacher. The fire marshal increases
capacity each year with no extension to the school buildings
only an increase In students.
There was suppose to be another school built in River Lights,
but that project has been eliminated and our students have no
where to go for a decent education without overcrowded
classrooms.
Please do not approve this project.
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 20
1
Doss, Amy
From:noreply@civicplus.com
Sent:Tuesday, December 23, 2025 10:38 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29250 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Christopher
Last Name Wood
Address 3636 Echo Farms Blvd
City Wilmington
State NC
Zip Code 28412
Email Christopher.n.wood@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I respectfully oppose the request to rezone 7244 Carolina
Beach Road and 825 Red Lighthouse Lane from R-15
Residential to (CZD) R-5 Residential Moderate-High Density
for the construction of up to nine attached dwelling units. While
thoughtful growth is important, the existing infrastructure in the
Monkey Junction area is already strained and does not support
additional density at this location.
1. Transportation Infrastructure Is Already Over Capacity
Planning Board - February 5, 2026
ITEM: 1 - 11 - 21
2
• Carolina Beach Road (US-421) is one of the most congested
corridors in New Hanover County, especially between Monkey
Junction and the southern beaches.
• Traffic backups at Piner Road, Sanders Road, and Myrtle
Grove Road are routine, even outside peak hours.
• This corridor has limited turn lanes, long signal cycles, and no
realistic opportunity for widening without major right-of-way
impacts.
• Adding multi-unit density on a parcel that feeds directly into
this corridor will worsen delays and increase crash risk in an
area already identified as a safety concern.
2. Road Network Inside the Neighborhood Cannot Absorb
Higher Density
• Red Lighthouse Lane and the surrounding residential streets
were built for low-density R-15 traffic volumes, not for multi-unit
attached housing.
• These roads lack:• Adequate width for increased traffic
• Sidewalks for safe pedestrian movement
• Street lighting and shoulders
• Increasing density without upgrading these roads creates
unsafe conditions for existing residents, school buses, and
emergency vehicles.
3. Stormwater Infrastructure Is Insufficient for Higher-Density
Development
• Monkey Junction is known for poor drainage and frequent
localized flooding, especially during heavy rain events.
• The existing stormwater system was designed for
single-family R-15 runoff, not the impervious surface load
created by duplexes, triplexes, and quadraplexes.
• Without major upgrades, additional impervious surface will
worsen:• Street flooding
• Yard and property flooding
• Downstream impacts on nearby waterways and wetlands
4. Public Services Are Already Stretched
• Schools in the area are operating near or at capacity, and this
development adds more units without contributing to school
infrastructure.
• Fire and EMS response times in the Monkey Junction area
Planning Board - February 5, 2026
ITEM: 1 - 11 - 22
3
are already challenged by traffic congestion and limited access
points.
• Higher density increases demand on these services without
providing the infrastructure improvements needed to support
them.
5. The Rezoning Is Inconsistent With the Surrounding Area
• The surrounding neighborhoods are predominantly R-15
single-family, and this request introduces a density level that is
incompatible with the established development pattern.
• Spot-zoning higher density into a low-density area sets a
precedent that could encourage further piecemeal up-zoning
without coordinated infrastructure planning.
---
Conclusion
Until the transportation network, stormwater systems, and
public services in Monkey Junction are upgraded to support
higher density, this rezoning is premature. Approving R-5
density at this location would place additional strain on
infrastructure that is already overburdened and would
negatively impact the safety, mobility, and quality of life for
existing residents.
For these reasons, I respectfully request that the rezoning
application be denied.
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.
Email not displaying correctly? View it in your browser.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 23
1
Doss, Amy
From:noreply@civicplus.com
Sent:Tuesday, December 30, 2025 6:12 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29313 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Stephen
Last Name Cesare
Address 8102 Saint Barts Ct
City Wilmington
State NC
Zip Code 28412
Email Field not completed.
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I respectfully oppose the request to rezone 7244 Carolina
Beach Road and 825 Red Lighthouse Lane from R-15
Residential to (CZD) R-5 Residential Moderate-High Density
for the construction of up to nine attached dwelling units. While
thoughtful growth is important, the existing infrastructure in the
Monkey Junction area is already strained and does not support
additional density at this location.
1. Transportation Infrastructure Is Already Over Capacity
Planning Board - February 5, 2026
ITEM: 1 - 11 - 24
2
• Carolina Beach Road (US-421) is one of the most congested
corridors in New Hanover County, especially between Monkey
Junction and the southern beaches.
• Traffic backups at Piner Road, Sanders Road, and Myrtle
Grove Road are routine, even outside peak hours.
• This corridor has limited turn lanes, long signal cycles, and no
realistic opportunity for widening without major right-of-way
impacts.
• Adding multi-unit density on a parcel that feeds directly into
this corridor will worsen delays and increase crash risk in an
area already identified as a safety concern.
2. Road Network Inside the Neighborhood Cannot Absorb
Higher Density
• Red Lighthouse Lane and the surrounding residential streets
were built for low-density R-15 traffic volumes, not for multi-unit
attached housing.
• These roads lack:• Adequate width for increased traffic
• Sidewalks for safe pedestrian movement
• Street lighting and shoulders
• Increasing density without upgrading these roads creates
unsafe conditions for existing residents, school buses, and
emergency vehicles.
3. Stormwater Infrastructure Is Insufficient for Higher-Density
Development
• Monkey Junction is known for poor drainage and frequent
localized flooding, especially during heavy rain events.
• The existing stormwater system was designed for
single-family R-15 runoff, not the impervious surface load
created by duplexes, triplexes, and quadraplexes.
• Without major upgrades, additional impervious surface will
worsen:• Street flooding
• Yard and property flooding
• Downstream impacts on nearby waterways and wetlands
4. Public Services Are Already Stretched
• Schools in the area are operating near or at capacity, and this
development adds more units without contributing to school
infrastructure.
• Fire and EMS response times in the Monkey Junction area
are already challenged by traffic congestion and limited access
points.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 25
3
• Higher density increases demand on these services without
providing the infrastructure improvements needed to support
them.
5. The Rezoning Is Inconsistent With the Surrounding Area
• The surrounding neighborhoods are predominantly R-15
single-family, and this request introduces a density level that is
incompatible with the established development pattern.
• Spot-zoning higher density into a low-density area sets a
precedent that could encourage further piecemeal up-zoning
without coordinated infrastructure planning.
---
Conclusion
Until the transportation network, stormwater systems, and
public services in Monkey Junction are upgraded to support
higher density, this rezoning is premature. Approving R-5
density at this location would place additional strain on
infrastructure that is already overburdened and would
negatively impact the safety, mobility, and quality of life for
existing residents.
For these reasons, I respectfully request that the rezoning
application be denied.
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 26
1
Doss, Amy
From:noreply@civicplus.com
Sent:Tuesday, December 30, 2025 6:22 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29314 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Mark
Last Name Shell
Address 619 Catamaran Drive
City Wilmington
State NC
Zip Code 28412
Email Field not completed.
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I respectfully oppose the request to rezone 7244 Carolina
Beach Road and 825 Red Lighthouse Lane from R-15
Residential to (CZD) R-5 Residential Moderate-High Density
for the construction of up to nine attached dwelling units. While
thoughtful growth is important, the existing infrastructure in the
Monkey Junction area is already strained and does not support
additional density at this location.
1. Transportation Infrastructure Is Already Over Capacity
Planning Board - February 5, 2026
ITEM: 1 - 11 - 27
2
• Carolina Beach Road (US-421) is one of the most congested
corridors in New Hanover County, especially between Monkey
Junction and the southern beaches.
• Traffic backups at Piner Road, Sanders Road, and Myrtle
Grove Road are routine, even outside peak hours.
• This corridor has limited turn lanes, long signal cycles, and no
realistic opportunity for widening without major right-of-way
impacts.
• Adding multi-unit density on a parcel that feeds directly into
this corridor will worsen delays and increase crash risk in an
area already identified as a safety concern.
2. Road Network Inside the Neighborhood Cannot Absorb
Higher Density
• Red Lighthouse Lane and the surrounding residential streets
were built for low-density R-15 traffic volumes, not for multi-unit
attached housing.
• These roads lack:• Adequate width for increased traffic
• Sidewalks for safe pedestrian movement
• Street lighting and shoulders
• Increasing density without upgrading these roads creates
unsafe conditions for existing residents, school buses, and
emergency vehicles.
3. Stormwater Infrastructure Is Insufficient for Higher-Density
Development
• Monkey Junction is known for poor drainage and frequent
localized flooding, especially during heavy rain events.
• The existing stormwater system was designed for
single-family R-15 runoff, not the impervious surface load
created by duplexes, triplexes, and quadraplexes.
• Without major upgrades, additional impervious surface will
worsen:
• Street flooding
• Yard and property flooding
• Downstream impacts on nearby waterways and wetlands
Planning Board - February 5, 2026
ITEM: 1 - 11 - 28
3
4. Public Services Are Already Stretched
• Schools in the area are operating near or at capacity, and this
development adds more units without contributing to school
infrastructure.
• Fire and EMS response times in the Monkey Junction area
are already challenged by traffic congestion and limited access
points.
• Higher density increases demand on these services without
providing the infrastructure improvements needed to support
them.
5. The Rezoning Is Inconsistent With the Surrounding Area
• The surrounding neighborhoods are predominantly R-15
single-family, and this request introduces a density level that is
incompatible with the established development pattern.
• Spot-zoning higher density into a low-density area sets a
precedent that could encourage further piecemeal up-zoning
without coordinated infrastructure planning.
Conclusion
Until the transportation network, stormwater systems, and
public services in Monkey Junction are upgraded to support
higher density, this rezoning is premature. Approving R-5
density at this location would place additional strain on
infrastructure that is already overburdened and would
negatively impact the safety, mobility, and quality of life for
existing residents.
For these reasons, I respectfully request that the rezoning
application be denied.
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.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 29
1
Doss, Amy
From:noreply@civicplus.com
Sent:Tuesday, December 30, 2025 6:36 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29315 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Carol
Last Name Hopps
Address 557 Catamaran Drive
City Wilmington
State North Carolina
Zip Code 28412
Email Carolhopps@yahoo.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I respectfully oppose the request to rezone 7244 Carolina
Beach Road and 825 Red Lighthouse Lane from R-15
Residential to (CZD) R-5 Residential Moderate-High Density
for the construction of up to nine attached dwelling units. While
thoughtful growth is important, the existing infrastructure in the
Monkey Junction area is already strained and does not support
additional density at this location.
1. Transportation Infrastructure Is Already Over Capacity
Planning Board - February 5, 2026
ITEM: 1 - 11 - 30
2
• Carolina Beach Road (US-421) is one of the most congested
corridors in New Hanover County, especially between Monkey
Junction and the southern beaches.
• Traffic backups at Piner Road, Sanders Road, and Myrtle
Grove Road are routine, even outside peak hours.
• This corridor has limited turn lanes, long signal cycles, and no
realistic opportunity for widening without major right-of-way
impacts.
• Adding multi-unit density on a parcel that feeds directly into
this corridor will worsen delays and increase crash risk in an
area already identified as a safety concern.
2. Road Network Inside the Neighborhood Cannot Absorb
Higher Density
• Red Lighthouse Lane and the surrounding residential streets
were built for low-density R-15 traffic volumes, not for multi-unit
attached housing.
• These roads lack:• Adequate width for increased traffic
• Sidewalks for safe pedestrian movement
• Street lighting and shoulders
• Increasing density without upgrading these roads creates
unsafe conditions for existing residents, school buses, and
emergency vehicles.
3. Stormwater Infrastructure Is Insufficient for Higher-Density
Development
• Monkey Junction is known for poor drainage and frequent
localized flooding, especially during heavy rain events.
• The existing stormwater system was designed for
single-family R-15 runoff, not the impervious surface load
created by duplexes, triplexes, and quadraplexes.
• Without major upgrades, additional impervious surface will
worsen:• Street flooding
• Yard and property flooding
• Downstream impacts on nearby waterways and wetlands
4. Public Services Are Already Stretched
• Schools in the area are operating near or at capacity, and this
development adds more units without contributing to school
infrastructure.
• Fire and EMS response times in the Monkey Junction area
are already challenged by traffic congestion and limited access
points.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 31
3
• Higher density increases demand on these services without
providing the infrastructure improvements needed to support
them.
5. The Rezoning Is Inconsistent With the Surrounding Area
• The surrounding neighborhoods are predominantly R-15
single-family, and this request introduces a density level that is
incompatible with the established development pattern.
• Spot-zoning higher density into a low-density area sets a
precedent that could encourage further piecemeal up-zoning
without coordinated infrastructure planning.
---
Conclusion
Until the transportation network, stormwater systems, and
public services in Monkey Junction are upgraded to support
higher density, this rezoning is premature. Approving R-5
density at this location would place additional strain on
infrastructure that is already overburdened and would
negatively impact the safety, mobility, and quality of life for
existing residents.
For these reasons, I respectfully request that the rezoning
application be denied.
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 32
1
Doss, Amy
From:noreply@civicplus.com
Sent:Tuesday, December 30, 2025 6:41 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29316 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Mona
Last Name El-Khatib Martinez
Address 613 Saint Vincent Drive
City Wilmington
State North Carolina
Zip Code 28412
Email monita1172@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment To whom it may concern:
I respectfully oppose the request to rezone 7244 Carolina
Beach Road and 825 Red Lighthouse Lane from R-15
Residential to (CZD) R-5 Residential Moderate-High Density
for the construction of up to nine attached dwelling units. While
thoughtful growth is important, the existing infrastructure in the
Monkey Junction area is already strained and does not support
additional density at this location.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 33
2
1. Transportation Infrastructure Is Already Over Capacity
• Carolina Beach Road (US-421) is one of the most congested
corridors in New Hanover County, especially between Monkey
Junction and the southern beaches.
• Traffic backups at Piner Road, Sanders Road, and Myrtle
Grove Road are routine, even outside peak hours.
• This corridor has limited turn lanes, long signal cycles, and no
realistic opportunity for widening without major right-of-way
impacts.
• Adding multi-unit density on a parcel that feeds directly into
this corridor will worsen delays and increase crash risk in an
area already identified as a safety concern.
2. Road Network Inside the Neighborhood Cannot Absorb
Higher Density
• Red Lighthouse Lane and the surrounding residential streets
were built for low-density R-15 traffic volumes, not for multi-unit
attached housing.
• These roads lack:• Adequate width for increased traffic
• Sidewalks for safe pedestrian movement
• Street lighting and shoulders
• Increasing density without upgrading these roads creates
unsafe conditions for existing residents, school buses, and
emergency vehicles.
3. Stormwater Infrastructure Is Insufficient for Higher-Density
Development
• Monkey Junction is known for poor drainage and frequent
localized flooding, especially during heavy rain events.
• The existing stormwater system was designed for
single-family R-15 runoff, not the impervious surface load
created by duplexes, triplexes, and quadraplexes.
• Without major upgrades, additional impervious surface will
worsen:• Street flooding
• Yard and property flooding
• Downstream impacts on nearby waterways and wetlands
4. Public Services Are Already Stretched
• Schools in the area are operating near or at capacity, and this
development adds more units without contributing to school
infrastructure.
• Fire and EMS response times in the Monkey Junction area
Planning Board - February 5, 2026
ITEM: 1 - 11 - 34
3
are already challenged by traffic congestion and limited access
points.
• Higher density increases demand on these services without
providing the infrastructure improvements needed to support
them.
5. The Rezoning Is Inconsistent With the Surrounding Area
• The surrounding neighborhoods are predominantly R-15
single-family, and this request introduces a density level that is
incompatible with the established development pattern.
• Spot-zoning higher density into a low-density area sets a
precedent that could encourage further piecemeal up-zoning
without coordinated infrastructure planning.
Conclusion:
Until the transportation network, stormwater systems, and
public services in Monkey Junction are upgraded to support
higher density, this rezoning is premature. Approving R-5
density at this location would place additional strain on
infrastructure that is already overburdened and would
negatively impact the safety, mobility, and quality of life for
existing residents.
For these reasons, I respectfully request that the rezoning
application be denied.
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 35
1
Doss, Amy
From:noreply@civicplus.com
Sent:Tuesday, December 30, 2025 7:04 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29317 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Annelien
Last Name Williamson
Address 8126 Bahia Honda Drive
City Wilmington
State NC
Zip Code 28412
Email Field not completed.
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I respectfully oppose the request to rezone 7244 Carolina
Beach Road and 825 Red Lighthouse Lane from R-15
Residential to (CZD) R-5 Residential Moderate-High Density
for the construction of up to nine attached dwelling units. While
thoughtful growth is important, the existing infrastructure in the
Monkey Junction area is already strained and does not support
additional density at this location.
1. Transportation Infrastructure Is Already Over Capacity
Planning Board - February 5, 2026
ITEM: 1 - 11 - 36
2
• Carolina Beach Road (US-421) is one of the most congested
corridors in New Hanover County, especially between Monkey
Junction and the southern beaches.
• Traffic backups at Piner Road, Sanders Road, and Myrtle
Grove Road are routine, even outside peak hours.
• This corridor has limited turn lanes, long signal cycles, and no
realistic opportunity for widening without major right-of-way
impacts.
• Adding multi-unit density on a parcel that feeds directly into
this corridor will worsen delays and increase crash risk in an
area already identified as a safety concern.
2. Road Network Inside the Neighborhood Cannot Absorb
Higher Density
• Red Lighthouse Lane and the surrounding residential streets
were built for low-density R-15 traffic volumes, not for multi-unit
attached housing.
• These roads lack:• Adequate width for increased traffic
• Sidewalks for safe pedestrian movement
• Street lighting and shoulders
• Increasing density without upgrading these roads creates
unsafe conditions for existing residents, school buses, and
emergency vehicles.
3. Stormwater Infrastructure Is Insufficient for Higher-Density
Development
• Monkey Junction is known for poor drainage and frequent
localized flooding, especially during heavy rain events.
• The existing stormwater system was designed for
single-family R-15 runoff, not the impervious surface load
created by duplexes, triplexes, and quadraplexes.
• Without major upgrades, additional impervious surface will
worsen:• Street flooding
• Yard and property flooding
• Downstream impacts on nearby waterways and wetlands
4. Public Services Are Already Stretched
• Schools in the area are operating near or at capacity, and this
development adds more units without contributing to school
infrastructure.
• Fire and EMS response times in the Monkey Junction area
are already challenged by traffic congestion and limited access
points.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 37
3
• Higher density increases demand on these services without
providing the infrastructure improvements needed to support
them.
5. The Rezoning Is Inconsistent With the Surrounding Area
• The surrounding neighborhoods are predominantly R-15
single-family, and this request introduces a density level that is
incompatible with the established development pattern.
• Spot-zoning higher density into a low-density area sets a
precedent that could encourage further piecemeal up-zoning
without coordinated infrastructure planning.
---
Conclusion
Until the transportation network, stormwater systems, and
public services in Monkey Junction are upgraded to support
higher density, this rezoning is premature. Approving R-5
density at this location would place additional strain on
infrastructure that is already overburdened and would
negatively impact the safety, mobility, and quality of life for
existing residents.
For these reasons, I respectfully request that the rezoning
application be denied.
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 38
1
Doss, Amy
From:noreply@civicplus.com
Sent:Tuesday, January 6, 2026 7:24 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29400 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Bodi
Last Name Lowe
Address 167 Halyburton Memorial PKWY 203
City Wilmington
State North Carolina
Zip Code 28412
Email Bodijlowe@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I am a resident of New Hanover county and strongly oppose
the construction of these townhomes. New Hanover county
does not have the infrastructure to support more rental
properties that only take equity from the people of New
Hanover County and funnel it to either foreign entities or other
counties
Upload supporting files
Planning Board - February 5, 2026
ITEM: 1 - 11 - 39
1
Doss, Amy
From:noreply@civicplus.com
Sent:Wednesday, January 7, 2026 4:00 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29426 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Jennifer
Last Name Damen
Address 811 Red Lighthouse Ln
City Wilmington
State Nc
Zip Code 28412
Email Jennd7677@gmail.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I oppose this plan. If this development goes through it will
seriously impact traffic entering and exiting Red Lighthouse Ln.
This is already a busy highway when we aren’t in tourist
season. This will make it even more difficult during tourist
season.
Upload supporting files
Planning Board - February 5, 2026
ITEM: 1 - 11 - 40
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, January 3, 2026 10:24 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29341 for Public Comment Form
Follow Up Flag:Follow up
Flag Status:Flagged
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 DeCandia
Address 709 Burroughs drive
City Wilmington
State NC
Zip Code 28412
Email decan57@aol.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment I am commenting on the following: Rezoning Request – (Z25-
18 – Beacon townhomes)
I have moved from Northern New Jersey and own a home in
the Lord‘s Creek subdivision. One of the reasons I moved here
was to escape the overcrowding that I have experienced in
New Jersey. In the three years that I own this home, I have
Planning Board - February 5, 2026
ITEM: 1 - 11 - 41
2
seen such an increase in density in the area, but unfortunately,
the roads cannot handle the increase in traffic. When traveling
on route 412 in the midtown area you cannot even move. The
traffic is so bad it is just like northern New Jersey. Interestingly,
one day at lunch I met a local person who works within the
government. We were talking about the overcrowding in the
area and he said that basically the developers own the
politicians in this town. How sad, this is what happens in the
northern states. I hoped it would be different here.I am
requesting that you do not approve this rezoning to a higher
density zoning. The roads cannot accommodate all this traffic.
If you would like to turn the Wilmington area into New Jersey,
then keep overbuilding. Until new roads can be built, then no
more high density housing should be built. Please deny this
application.
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 42
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, January 3, 2026 12:31 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29344 for Public Comment Form
Follow Up Flag:Follow up
Flag Status:Flagged
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Margsret
Last Name Simpson
Address 824 Ovates Ln
City Wilmington
State NC
Zip Code 38409
Email Mooresvillepegg@apl.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment There is already to much traffic on Carolina Beach rd. With
Target opening that will add that much more. Please take this
on consideration. Also more apartments mean more children
where willl all these children go to school. The schools already
overcrowded!
Planning Board - February 5, 2026
ITEM: 1 - 11 - 43
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, January 3, 2026 1:39 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29345 for Public Comment Form
Follow Up Flag:Follow up
Flag Status:Flagged
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Emily
Last Name Britton
Address 504 Brewster Lane
City Wilmington
State NC
Zip Code 28412
Email Britton87@icloud.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment The area is building so many apartment complexes and the
traffic is already increasing with the population growing. I
moved to this area because of the beautiful natural views and
this would definitely decrease visibility being in the main road.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 44
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, January 3, 2026 2:18 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29346 for Public Comment Form
Follow Up Flag:Follow up
Flag Status:Flagged
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Danirl
Last Name Rominger
Address 171 Horndale dr
City Wilmington
State Nc
Zip Code 28409
Email Danielrominger@yahoo.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment Stop the building south of monkey Junction. The infrastructure
you have in place can barely handle the tourism. More people
adds more time to our commute it's hard enough to navigate
the greater Cape fear region of New Hanover County as it is.
Please let us enjoy our lives and what we've worked for without
the traffic and pedestrians.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 45
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, January 3, 2026 9:12 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29350 for Public Comment Form
Follow Up Flag:Follow up
Flag Status:Flagged
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Tom
Last Name Wallace
Address 1220 Lt.Congleton Rd
City Wilmington
State NC
Zip Code 28409
Email tomsandi2@yahoo.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment Carolina Beach Rd. cannot handle the traffic from higher
density housing with out significant upgrading to the highway .
Traffic is at a maximum level now !
Upload supporting files
Planning Board - February 5, 2026
ITEM: 1 - 11 - 46
1
Doss, Amy
From:noreply@civicplus.com
Sent:Saturday, January 3, 2026 9:41 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #29351 for Public Comment Form
Follow Up Flag:Follow up
Flag Status:Flagged
** External Email: Do not click links, open attachments, or reply until you know it is safe **
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 Samantha
Last Name Callaway
Address 822 Riddick court
City Wilmington
State Nc
Zip Code 28409
Email Scallaway36@yahoo.com
Please select the case
for comment.
PB Meeting - Z25-18 – Beacon Townhomes
What is the nature of
your comment?
Oppose project
Public Comment STOP RUINING WILMINGTON AND STOP OVER
DEVELOPING THIS TOWN.
WHEN IS ENOUGH ENOUGH?
STOP
Planning Board - February 5, 2026
ITEM: 1 - 11 - 47
2
DESTROYING
THIS
TOWN!!!
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.
Email not displaying correctly? View it in your browser.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
Planning Board - February 5, 2026
ITEM: 1 - 11 - 48