The Monkey Junction Plan_Scoping Report_Final
The Monkey Junction Plan
Scoping Report
Monkey Junction was designated as an area for
targeted growth in PlanNHC, New Hanover
County’s Comprehensive Plan. While PlanNHC
outlines a broad vision for this area, a focused
plan is necessary to help county officials and
staff make decisions about land use, capital
investments, and provision of services.
The upcoming small area planning process will
provide detailed information and guidance on
how to meet the needs of this unique
community by working with the people who
know it best to determine what is possible,
desirable, and appropriate.
This document outlines staff’s preliminary
findings, which will be used to guide future
research and discussions with stakeholders.
1
The Monkey Junction Plan—Scope & Process
Over the past fifty years, the area around
the intersection of Carolina Beach Rd.
and S. College Rd., commonly known as
Monkey Junction, has changed
dramatically. Until the 1960s, this area
was sparsely populated; now it boasts a
population of over 20,000 people. While
commercial services have long been
associated with the area—and even led
to the Monkey Junction name, the
extension of S. College Road in the late
1950s began decades of robust
commercial growth.
Because of its proximity to the
Wilmington city limits, existing transit
services, and intensive commercial
development, this area was identified in
New Hanover County’s Comprehensive
Plan—PlanNHC—as a growth node, a
focused area of development that
promotes pedestrian activity and
alternative transportation modes. The
type of development pattern required to
achieve this vision is quite different from
Monkey Junction’s current low-density
and disconnected core area.
Because of the discrepancy between existing conditions and the comprehensive plan’s vision, high levels of
recent development interest, and no area-specific guide for future development, Monkey Junction was selected
as the first of the county’s small area planning efforts recommended in PlanNHC. Several recent development
proposals have highlighted the need to refine and supplement the comprehensive plan’s recommendations for
this area. In addition, major development projects adjacent to the area within the City of Wilmington have
triggered resident concerns about the best way to maintain the quality of life that brought them to this area.
However, perhaps the largest issue—for residents, county staff, and other organizations—is traffic. With
average daily traffic at the primary Carolina Beach/S. College Rd. intersection exceeding urban levels, it’s an
understandable concern. The Monkey Junction area developed rapidly along road infrastructure originally built
to accommodate low levels of rural traffic and tourists to the Federal Point beaches. The road network that
developed as suburban neighborhoods were platted forced the majority of traffic on one or two arterials,
overburdening those systems. Plans have been made to alleviate traffic concerns, but the timeline for such
projects and their effect on residents are uncertain.
Scoping Report Contents
Scope & Process Description……………………………………….1
Study Area…………………………………………………………………..4
History…………………………………………………………………………6
Existing Plans……………………………………………………………….7
Community Profile……………………………………………………….9
Environmental Features……………………………………….…....11
Historic & Cultural Resources……………………………………..13
Transportation Network…………………………………..………..15
Land Use & Development Patterns…………………………….18
Next Steps………………………………………………………………………….20
2
Preliminary Findings
While additional data will be needed for a full existing conditions
report, major themes have emerged during the scoping process. For
instance, due to the relatively recent and rapid development in this
area, it does not have a distinct identity as a community. Part of this is
due to the relative lack of historic information on the area and its
residents. The lack of architecturally unique and long-standing
commercial or civic structures also reduces the likelihood of a clear
community character.
Monkey Junction is not particularly distinct from the rest of the county
in terms of demographics either. Overall, it is less racially diverse, but
some data has pointed to pockets of minority populations in portions
of the study area. The area has a slightly higher median income than
the rest of New Hanover County, but again has pockets of lower-
income communities.
Because of the way the area developed, little greenspace or wildlife
habitat remains. Mott Creek is one natural feature that has
experienced degraded quality due to stormwater runoff. Stormwater
and drainage concerns also plague the residential subdivisions in the
area.
While the area around the Monkey Junction intersection has been
designated a growth node, there is limited redevelopment potential.
Many parcels, especially those adjacent to the City of Wilmington, are
already developed or planned for development. Residential areas are
tied to restrictive covenants, and the value of existing improvements is
largely greater than that of the underlying land.
The Monkey Junction area is largely residential, with service and retail
along the road corridors. There are limited civic uses in the area that
could contribute to a sense of community.
A sense of community is also hampered by the large arterials that
serve as barriers between the different residential neighborhoods and
shopping areas. These roads also limit access to transit for many residents, and no bicycle or pedestrian
facilities currently exist, except for the few intra-subdivision sidewalks, which do not provide connections to
services.
Major Themes
Monkey Junction does not
have a clear historical,
architectural, or functional
identity.
Each quadrant around the
intersection has a different
land use character.
Very little greenspace or
quality natural resources
remain.
Stormwater runoff and poor
drainage have contributed to
flooding and water quality
concerns.
Redevelopment opportunities
in the commercial core may
be limited.
Transportation infrastructure
is inadequate and limits
resident access.
Identified Additional Data Needs
Detailed community history Comprehensive assessment of redevelopment potential
Historic value of old structures Housing affordability assessment
Historic photographs and other information Identification of infill locations
Nuanced demographic data WAVE & NCDOT input on plans, projects, & timelines
Detailed drainage information Need for new public services or expansions
Other advisable or appropriate land uses Likelihood of desired density given development constraints
3
Planning Process
While area stakeholders may have common concerns—alleviating traffic congestion, making walking safer,
keeping housing affordable—the value each stakeholder places on them may vary widely. In addition, some
stakeholders, such as large landowners, developers, and government organizations, can make decisions that
change the area, while others—namely area residents—are more directly affected by those changes. The
planning process has been designed to take these realities into account.
Scoping. This scoping report is meant to start an ongoing conversation between government officials, key
stakeholders, residents, and other citizens. It lays out the general themes and preliminary findings of county
staff in order to guide future research and discussions with stakeholders. It includes information on the area’s
history, development patterns, transportation conditions, and environmental features.
Public Engagement. The public engagement process for this plan will occur in three main phases. The first will
explore the area’s existing conditions in more detail, working with key stakeholders holding specialized
knowledge about opportunities and constraints for the area’s future development. This phase will result in an
Existing Conditions & Development Potential Report that will be used to frame the next phase of engagement.
Then, the wider public engagement phase of the project will kick-off. Staff will work with area residents and
other citizens to assess Monkey Junction’s strengths and weaknesses and develop an understanding of their
values and priorities. After several months of surveys and public workshops, staff will develop a report outlining
areas of consensus and issues that will need further public deliberation.
The final phase of the public engagement process will provide a venue for that deliberation. The community will
have the opportunity to have the necessary discussion regarding required tradeoffs and begin designing
strategies to move forward in addressing them.
Plan Formulation. Using the information gathered during the public engagement phases of the process, staff
will develop a draft plan that reflects the community’s priorities. The public will be updated on the project
through this phase, and additional forums for dialogue and deliberation will be provided so the community can
evaluate plan alternatives and potential recommendations.
Review and Comment. After a plan is drafted, the public will have the opportunity to review it to ensure it
reflects areas of consensus and public support before it is taken to the Planning Board for its recommendation.
Formal public hearings in front of this board and the Board of Commissioners will also provide stakeholders an
opportunity to shape the final plan.
4
Study Area & Context
Study Area
The study area for this project encompasses the major Monkey Junction intersection and uses the Wilmington
city limits and roads as functional boundaries. Masonboro Loop Rd. and Myrtle Grove Rd. serve as the eastern
limits; St. Andrews Dr. as the western limit, and Sanders and Lieutenant Congleton Roads as the southern
boundaries. Although this study focuses on the unincorporated county, there are pockets of land that have
been annexed into the City of Wilmington within the study area. These are all residential lots that have already
been developed or
that have existing
development plans in
place.
Large scale
commercial
development is
centrally located
around the major
intersection of
Carolina Beach/S.
College Rd. Smaller-
scale commercial
strips and structures
line the Carolina
Beach Rd. corridor.
The area’s major
arterials—Carolina
Beach Rd., College
Rd., and Piner Rd.—
act as major barriers,
separating shopping
centers and
residential
subdivisions.
Historically, Carolina
Beach and S. College
Roads consisted of
two lanes each;
however, new
developments
generated sufficient
traffic to trigger the
need for traffic
improvements in the
form of additional
lanes. These roads
are now four lanes,
5
not including turn lanes. In some portions of the study area, these roads have up to eight lanes to direct traffic
and handle the traffic volume. An unanticipated consequence of the road infrastructure is the segmentation of
the study area into four quadrants, each of which has developed a different character.
North Quadrant. The quadrant north of the major Monkey Junction intersection is comprised of major and
minor retail shops, including Walmart, Lowes Home Improvement, and Lowes Foods. Many fast food
restaurants and locally-owned restaurants also occupy the portion of the quadrant immediately adjacent to the
intersection. The remainder is made up primarily of single-family houses, townhomes, and apartments. A
growing amount of small commercial sites, such as self-storage facilities and auto-service businesses, have
begun to line the Carolina Beach Rd. corridor. Several large churches also occupy major road frontage.
East Quadrant. East of S. College Rd. is a small commercial and service area, starting at the Greenbrier Rd.
intersection to the north. Single-family subdivisions comprise most of the remaining area in this quadrant,
though Myrtle Grove Middle School and Trinity Grove nursing home are both located along Piner Rd. The
Monkey Junction branch of the New Hanover County Library is also located in this quadrant but is slated to close
after the opening of a new library at the intersection of S. 17th Street and S. College Rd. just outside of the study
area.
South Quadrant. This area on the east side of Carolina Beach Rd. and south of Piner Rd. has more undeveloped
land than any other quadrant, though a large development made up of big box retailers and smaller locally-
owned businesses is located immediately adjacent to the intersection. Smaller businesses and a US Post Office
are located along Carolina Beach Rd. Directly behind the shopping center is Myrtle Grove Christian School and
Coastal Christian High School, which provide a buffer between the commercial areas and the residential
developments lining Myrtle Grove Rd.
West Quadrant. The west quadrant is bounded by Carolina Beach Rd., Sanders Rd., the City of Wilmington
municipal limits, and the River Lights community. Single-family residential is the predominant use in this area,
though two manufactured home communities and commercial uses are adjacent to the Carolina Beach Rd.
corridor.
Primary Focus
The majority of the plan’s recommendations will likely be targeted to the area within ½ mile of the major
Monkey Junction intersection. This main commercial hub provides essential services and products to the
adjacent neighborhoods, so recommendations will be developed to ensure it can efficiently serve surrounding
communities.
Periphery Areas
Just outside of the study area are residential neighborhoods and commercial enterprises that could be greatly
affected by any changes to the Monkey Junction area. As a result, these peripheral areas will be specifically
included in public engagement initiatives.
6
History
Until the 1960s and 1970s, the Monkey Junction area was sparsely populated and was primarily known as being
the route to access southern New Hanover’s beaches—Seabreeze, Carolina Beach, Kure Beach, and Fort Fisher.
It got its name from a gas station and grocery store that operated at the intersection of Carolina Beach Rd. and
Piner Rd. in the early twentieth century. Residents of the area claim the gas station’s owner kept pet monkeys
to entice people to stop for gas and snacks. At one time, the gas station boasted a troop of about 25-30
monkeys.
During the 1940s, the gas station was frequented by soldiers passing through the area on their way to and from
Fort Fisher, which was acting as an anti-aircraft training facility for the duration of World War II. The name
gradually took hold as bus drivers began to refer to the intersection as “Monkey Junction” and locals began
describing where they lived as, “down by where they got the monkeys,” according to former Commissioner J.M.
Hall, Jr.
A few years later, another monkey, by the name of Poochoo, arrived at the Junction. StarNews Staff Writer Tom
Inglis wrote a story about the curious
primate who caused mischief in the
area during the late 1950s. The 1959
article was titled “Monkey Junction
Monk is Friendly,” suggesting that
the nickname for the area just south
of the city limits has been used
widely by locals for over 50 years.
Over the years, the area has seen
cultural and development changes
that have sparked discussion among
locals over that very name. To
some, Monkey Junction’s unique
name and history are what make it a
special place to live. They enjoy
telling the area’s story to newcomers
and have even had t-shirts and
magnets made that bear the Monkey
Junction name. To others, the name
does not sit well. They feel that
“Myrtle Grove” is a more suitable
name for the area. Regardless of the
name, the area has become one of
the fastest growing parts of the
county.
Long an important intersection, the area was dubbed Monkey Junction because of an entrepreneur’s
creative marketing.
This photograph included in an August 2006 article on Monkey Junction in Snows Cut
Monthly shows a young visitor at U.B. Spindle's corner store.
7
Existing Plans
PlanNHC
New Hanover County’s first comprehensive plan was adopted by the Board of Commissioners in August 2016.
This plan designated the area around the Monkey Junction intersection as one of its three growth nodes, or
areas of focused development. Anticipating a projected increase of 123,000 people to the county over the next
20-25 years, areas for denser
development are necessary given
the small amount of developable
land left in the county. The
identified growth nodes are areas
within the unincorporated County
that have seen or are seeing
exponential growth. The intent is
to cluster growth in these areas so
that public transportation
connections can be accomplished.
PlanNHC includes a Future Land
Use Map that shows the type of
development patterns, called place
types, appropriate in different
areas of the county. These place
types provide general information
on appropriate development, but
each may look different in different
areas of the county.
The plan designated three place
types for the Monkey Junction
study area: urban mixed use,
community mixed use, and general
residential. In urban mixed use
areas, a high-density development
mix of residential, office, and retail
uses are promoted. Community
mixed use areas are also
characterized by a mix of these
types of uses, but they are smaller
in scale and less intensive. General
residential areas are primarily
neighborhood-based residential
with some supportive commercial,
recreational, and institutional uses.
Big plans are in place for this area—including urban mixed use growth and new transportation
infrastructure.
8
Other Plans
While no County-led plan has been created for this area, several transportation-related plans have been
developed in coordination with the Wilmington Metropolitan Planning Organization (WMPO). These plans
touch on some of the issues that will be addressed in the Monkey Junction Plan, including increased mobility,
bicycle and pedestrian access, and improved traffic movements. During this planning process, planned
transportation projects, such as flyovers at the Monkey Junction intersection, that will likely have a major impact
on the community, will need to be incorporated.
River Road Small Area Plan (2007). In 2007, the WMPO developed a small area plan for the southwest
quadrant of the study area that was meant to supplement the 2006 New Hanover County Coastal Area
Management Act (CAMA) Plan. The plan was spurred by several large development plans and examined travel
safety, mobility, traffic capacity, aesthetics, and natural resource protection in the area. Recommendations
were made regarding future connectivity, land use, and intersection improvements. After the plan was
developed, the major planned development that spurred the project was annexed into City of Wilmington, and
some recommendations were not implemented.
Wilmington/New Hanover County Comprehensive Greenway Plan (2013). The result of a partnership of the
WMPO, City of Wilmington, and New Hanover County, this plan provides a framework for a network of
greenways throughout the county, proposing new trails and connections and recommending specific programs
and policies. In the Monkey Junction study area, greenways are recommended along all major road corridors,
and recreational blueways are recommended along portions of Mott Creek and Barnards Creek.
Cape Fear Transportation 2040 (2015). This plan for the Wilmington Urban Area was prepared by the WMPO to
guide regional transportation priorities, action, and the development of local and state transportation
improvement programs. The plan is a fiscally-constrained evaluation of projects and strategies that promote
mobility and access for people and goods within the WMPO’s boundary.
Five transit projects in the study area made the list of fiscally-constrained projects, including two new stops,
amenity improvements, and a park and ride lot. These improvements could increase the transit ridership in this
area, potentially maintaining or reducing current levels of traffic congestion, even as the area continues to
develop.
The plan also included two roadway projects with anticipated funding sources: widening Carolina Beach Road
from Piner Rd. to Sanders Rd. and flyovers at the Carolina Beach/S. College Rd. intersection. These projects
would likely increase the barriers between the four Monkey Junction study area quadrants and have a major
effect on residents’ community patterns.
Comprehensive Transportation Plan (2016). Also developed by the WMPO, this multi-modal transportation
plan represents the community’s consensus on the future transportation system (including the existing system
and improvements) needed to support anticipated growth and development over a 25- to 30-year timeframe.
Its recommendations in Monkey Junction primarily mirror the findings of the earlier greenway and fiscally
constrained plans; however, it does also include a transit park and ride lot at the edge of the study area at St.
Andrews Dr. and Carolina Beach Rd.
9
Community Profile
The residents in the study area are less-diverse and slightly wealthier than the county as a whole, but pockets of
minority and lower-income populations do live in the area. Further research looking into the more nuanced
features of the study area’s population are needed to ensure any resulting plan does not negatively affect
vulnerable populations.
While wealthier than New Hanover County as a whole, Monkey Junction contains pockets of potentially
vulnerable populations.
Monkey Junction
New Hanover County
Age and Sex
The age distribution of
Monkey Junction shares
a lot of similarities with
the county as a whole,
however there are a few
notable divergences. For
example, 20-24 is by-far
the largest age cohort in
the county, due to the
presence of the
University of North
Carolina at Wilmington
(UNCW). In Monkey
Junction, the same age
cohort is relatively
small, indicating that
college-aged adults do
not prefer—or are
unable—to live there.
Monkey Junction also
maintains a fairly large
older adult population.
The age cohort 50-69
stands out when
compared to the county
as a whole.
10
Senior households are those that have one or more full time member
who is 60 years or older. Senior households make up 34% of all
households in the planning area, which means a large segment of the
population is aging and will be in need of health services and
accessibility modifications in the home. Despite changes in mobility,
most seniors prefer to age-in-place rather than move into an assisted
living community or a more accessible home. Making the accessibility
modifications needed to age-in-place is by no means inexpensive.
According to a 2010 MetLife Mature Market Institute report, installing
home modifications could cost anywhere from $250 to $100,000. One
way to avoid the inconvenience and expense of making modifications
is to encourage universal design standards in all new homes.
Race
Income
Median household income is one metric with which wealth
can be measured for a community. Household income is the
combined income of all of the household's earners,
regardless of age or familial status. In Monkey Junction the
median household income is slightly higher than New
Hanover County, $56,039 compared with $50,088
respectively (ACS 2011-2015 5-year estimate). However,
there are two pockets of lower-income residents in the
northeastern quadrant of the study area, earning between
30% and 50% of the Area Median Income (AMI) for New
Hanover County, which is considered very low income by the
Department of Housing and Urban Development (HUD).
The residents of Monkey Junction are slightly
less diverse than the rest of the county. The
majority of Monkey Junction residents are
white/Caucasian. Black or African American
residents make up the next largest racial
category; however, minority races make up
only 13% of the population. Compared to the
racial makeup of the entire County, Monkey
Junction has a larger percentage of white
residents, 87% compared to 77% in New
Hanover County. Monkey Junction also has a
smaller percentage of black or African
American residents, 6% compared to 14% of
New Hanover County.
11
Environmental Features
Stormwater, Drainage, & Water Quality
The naturally flat topography of the county and its proximity to the coast make it susceptible to natural hazards
like flooding and damage caused by tropical storms and hurricanes. In the Monkey Junction area, Special Flood
Hazard Areas exist in and adjacent to the major tidal creeks of Mott Creek, Barnards Creek and Whiskey Creek.
Of these, flooding within Mott Creek poses the greatest risk of flooding to the commercial core and surrounding
residential communities of Marquis Hills, Holly Ridge, Archmil Place, Lake Brewster, Greenbriar, Vineyard Green
and Masonboro Woods. Lack of significant elevation change, poor draining soils, increased impervious surfaces,
unmaintained drainage ditches and dated infrastructure are contributing to nuisance flooding, and severe
flooding during heavy rain events and tropical storms.
The Monkey Junction intersection relies primarily on Mott Creek for drainage as it is the main collector of
stormwater from the commercial core
and surrounding residential
communities. Because of this and poor
flow upstream, Mott Creek has shown
high levels of bacteria that can be
attributed to animal waaste. Contact
with bacteria-contaminated waters,
which often occurs during flood
events, can cause serious illness and
should be avoided. Current efforts are
underway to remove vegetative debris
from the creek, which will improve
water flow and overall drainage of the
area. It may even reduce bacteria
loads, improving the overall water
quality of Mott Creek.
Pollution from stormwater runoff
containing oil and gasoline from cars
and trucks also poses a threat to the
adjacent creeks and streams that feed
into the Cape Fear River and
Intracoastal Waterway. Increased
impervious surfaces, such as parking
lots and paved roadways, prohibit
rainwater from naturally percolating
into the ground where sedimentation
and contaminants are filtered out of
the water entering a creek or stream.
Pollution from cars and sedimentation
from development can lead to the
degradation of water quality and the
surrounding ecosystem.
Few natural areas, but many drainage and water quality issues, exist in Monkey Junction.
12
Significant Wildlife Resources
New Hanover County is home to a wide range of ecosystems and habitats where a variety of wildlife and plant
species live. One of the most notable plants, the Venus Flytrap, is exclusively native to southeastern North
Carolina. While many diverse biological communities exist along the county’s coastlines, marshes, and estuarine
areas, the Monkey Junction area does not have any significant natural heritage areas, as defined by the North
Carolina Natural Heritage Program. The built environment has segmented the area’s natural environment,
creating challenges for developing habitat corridors or linking greenspace.
This section of Mott Creek runs between a single-family residential subdivision and a manufactured home community.
Overgrown vegetation along its edges can slow the flow of waters, contributing to flooding risk for these properties.
13
Historic & Cultural Resources
Historic Resources
Because the Monkey Junction area was developed relatively recently, there are few historical structures in the
study area. In general, structures can only qualify for National Register Historic designation if they are at least
50 years old. Only 8% of the structures in this area were built prior to 1970, and many of those have been
assigned more recent effective build dates by the tax office because of extensive remodeling.
Until the 1960s, there were few “subdivisions” in this area—in terms of tracts that were officially divided into
separate lots at one time with road and other required infrastructure installed by a developer. As a result, many
of the oldest structures are located along the older major road corridors, namely Carolina Beach Rd., Masonboro
Loop Rd., Grissom Rd., Piner Rd., and Myrtle Grove Rd. This has threatened older residential structures,
especially along Carolina Beach Road, as commercial development has increased. In some cases, however,
important structures have been saved.
The Martindale-McGinnis House was identified in the 1986 report Historic Architecture of New Hanover County
North Carolina. At that time, the c.1840 residential structure was located on the east side of Carolina Beach Rd.
across from Silva Terra Dr. When a new subdivision was planned for this area, developers moved and
incorporated the home into their site design, meeting their needs and protecting this important historical
resource. At least one historic structure in the study area’s southwest quadrant, a 1940 residence, has also been
retained and incorporated to some extent into a newer subdivision.
Older structures that
could potentially
meet the
qualifications for
historic designation
are also found in the
area’s oldest
subdivisions: Silva
Terra, Tanglewood,
Harbor Villa, Thrift
Acres, and Horndale.
Most of these
subdivisions were
platted, or divided
into lots as shown on
a map document,
during the early
1960s. The area’s
oldest subdivision,
Silva Terra, was
platted in 1946.
The area’s relatively recent and rapid development on the outskirts of the City of Wilmington have led to
few historic and cultural resources.
Located along Piner Road, this c.1933 structure is one of the oldest in the study area.
14
Cultural Resources
No cultural heritage sites have been identified in the study area, but the community does possess cultural
resources in the form of religious organizations, social organizations, schools, and civic facilities.
Arts Organizations Wilmington Dance Cooperative
Civic Facilities
Arrowhead Park
Fire Station 18
Myrtle Grove Branch of New Hanover County Library*
US Post Office
Religious
Organizations
Covenant Moravian Church
Federal Point Pentecostal Church
Global River Church
Harbor United Methodist Church
Holy Cross Episcopal Church
Myrtle Grove Baptist Church
Myrtle Grove Presbyterian Church
New Hanover Church
Silver Lake Baptist Church
Trinity United Methodist Church—Family Life Center
United Advent Christian Church
Wilmington First Church of the Nazarene
Schools
Cape Fear Academy (private)
Coastal Christian High School (private)
Mary C. Williams Elementary School (public)
Myrtle Grove Middle School (public)
Wilmington Academy of Arts & Sciences (private)
Social Organizations Arab Shrine Club
Wilmington Moose Lodge 343/Women of the Moose Chapter 40
*The Myrtle Grove branch of the New Hanover County Library is being moved from its current location near the Monkey
Junction intersection to a site near S. 17th St., just outside the study area.
15
Transportation Network
Automotive Transportation
Traffic is a major concern for the residents and stakeholders of Monkey Junction. The Carolina Beach/S. College
Rd. intersection is as busy as parts of Market St. or S. College Rd. near UNCW, with annual average daily traffic
between 30,000 and 40,000 trips. For instance, the 2015 Annual Average Daily Trips (AADT) were counted at
31,000 on S. College Rd. north of the intersection. South of the intersection, the AADT count was 41,000. It’s
significant that such high AADTs are seen outside of the Wilmington city limits; traffic volumes on these roads
originally built to serve rural and intermittent tourist traffic are comparable to a city of over 100,000. As a
consequence of this congestion, about a third of commuters in this area spend more than 25 minutes traveling
to work.
These high traffic counts are likely
due to the absence of a defined
secondary or collector street
network. In an ideal
transportation network, arterial
roads move the bulk of traffic
longer distances, while
collector/secondary roads serve
to move traffic between
neighborhoods and out to the
arterials. Local streets would
then circulate internal
neighborhood traffic out to
collectors or arterials. An
example from New Hanover
County would be the Middle
Sound area. Market Street is a
primary arterial, and Middle
Sound Loop Road functions as a
“collector” of local neighborhood
traffic, depositing it on the
arterial (Market Street). The
transportation network in the
Monkey Junction area consists
predominantly of arterials and
local streets, with only a few
examples of collector/secondary
roads. This means that the
arterial must bear the bulk of
traffic load—both for people
travelling through the area and
those making local trips.
Monkey Junction has many impediments to effective and efficient transportation, most notably in the
realm of bicycle and pedestrian options.
odes.
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Bicycle and Pedestrian Transportation
Pedestrian
Pedestrian transportation options in Monkey Junction are exceptionally limited and are often not viable for
meeting everyday needs. Large portions of Carolina Beach Rd. and S. College Rd. do not have sidewalks and
many of the older subdivisions in the area do not have a sidewalk network. This has two consequences: one, it
can make it challenging to safely navigate within a neighborhood, and two, essential destinations and services
become accessible only by automobile.
The Wilmington/New Hanover County Comprehensive Greenway Plan calls for a number of intersection
improvements. In the study area, there are twelve such improvements listed in the plan. The majority of these
improvements are located along Carolina Beach Rd. and S. College Rd. These intersection improvements are
considered necessary when trails intersect with roadways. These improvements will be implemented to
maximize visibility at these intersections and reduce potential conflicts with other modes of transportation,
chiefly motor vehicles. According to the greenway plan, intersection improvements should be considered as
part of any given trail project, rather than a separate project or improvement. The proposed greenways,
detailed below, are also meant for pedestrian use.
In response to pedestrian deaths along the Carolina Beach Rd. corridor, NCDOT does have plans to install
sidewalks northeast of the S. College Rd. intersection to Still Meadow Village on the north side and Royal Palms
on the south. The project will also
include dedicated crosswalks at
two locations and a center median
to channelize pedestrian access.
Bicycle
The existing state of the bicycle
network is not very different from
that of the pedestrian network—
there are no dedicated bike lanes,
multi-use paths, or greenways
within the study area. The closest
dedicated bike facilities are to the
north and west of the study area,
the Cross-City Trail and the
RiverLights Greenway respectively.
The Cross-City Trail runs from
Wade Park on the east side of S.
College Rd. back north along 17th
Street and Independence
Boulevard to UNCW, terminating at
Wrightsville Beach. This trail
provides bike access to many
residential and commercial areas
throughout the city and is used for
both transportation and recreation.
The greenway plan proposes a
series of greenways and bike lanes
in the study area that would, when
completed, connect to the Cross-
City Trail. This would provide a
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contiguous bike and pedestrian network throughout a large portion of New Hanover County. The RiverLights
Greenway is one of the county’s newest additions to the bicycle and pedestrian network. The greenway runs
through the RiverLights development currently under construction, replacing the River Rd. bicycle lanes,
potentially connecting into the study area via proposed greenways on Sanders Rd. and Silver Lake Rd. When
complete, these proposed connections would enable the future residents of RiverLights, and residents of the
study area’s western quadrant to access the Monkey Junction core by walking, biking, rollerblading, or
skateboarding.
Public Transit
The Monkey Junction area is served by bus transit routes 107, 201, and 301. These routes are provided by
WAVE Transit and are known as the College Road, Carolina Beach Road, and Pleasure Island Routes respectively.
There are a total of seven bus stops in the Monkey Junction study area, with most located along Carolina Beach
Rd.
The Carolina Beach Road route begins in downtown Wilmington and goes as far south as the intersection of
Carolina Beach Rd. and S. College Rd. The route also loops nearby Fairfield Park and Carriage Hills subdivisions
located in the City of
Wilmington. These are large
subdivisions and the proximity of
bus transit makes Monkey
Junction a destination that is
reachable outside of using a
personal vehicle.
The College Road Route begins at
Forden Station and travels south
to the Walmart at Monkey
Junction. It has two stops in the
study area and two more just
outside of it near 17th Street.
The Pleasure Island Route begins
in Monkey Junction near the
Walmart and travels south to
Carolina Beach. The Monkey
Junction Walmart is the only
Pleasure Island Route stop in the
study area.
Fewer than 14% of the
residential addresses in Monkey
Junction are within comfortable
walking distance (1/4 mile) of
any given bus stop. Because of
the incomplete bicycle and
pedestrian network, even those
residents within a quarter mile of
a bus stop may not have a way to
safely get there.
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Land Use & Development Patterns
Existing Land Uses
Over the past fifty years, Monkey Junction has transitioned from a largely rural area to one of the busiest
portions of the unincorporated county. First, land was subdivided for housing, then large stores took advantage
of the motor vehicle traffic using the Carolina Beach Rd. and S. College Rd. arterials. Many larger commercial
developments sprang up around the primary intersection, and smaller single-structure and strip projects lined
Carolina Beach Rd., each with their own driveway. The combination of relatively rapid development and this
automobile-oriented development pattern has resulted in a heavily-populated area with many transportation
issues. Area residents rely on automobile transportation because of the lack of pedestrian connections to the
commercial center, contributing to heavy levels of traffic that further inhibit access and new developments that
are designed to be accessible by motor vehicle.
Today, the majority of the study
area (60%) is residential, and is
primarily made up of single-
family detached dwellings. This
is consistent with the
recommendations of the
comprehensive plan for a large
portion of the study area, which
is classified as a General
Residential place type. This
place type recommends
residential uses at no more
than 6 dwelling units per acre
(7,260 square feet per unit), in
line with the primarily R-15
zoning of these properties.
The area around the Carolina
Beach/S. College Rd.
intersection does not conform
with the recommended Urban
Mixed Use place type described
in PlanNHC, however. Most of
those properties are zoned
Highway Business, a zoning
district that seeks to
accommodate commercial uses
accessed by motor vehicle.
Others are zoned for
neighborhood-level commercial
(B-1) and office and
institutional (O&I) uses. While
the types of uses allowed in
these districts—retail and office
Development—and the regulations governing it—are not currently in line with PlanNHC’s vision.
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primarily—are also recommended for Urban Mixed Use areas, the mix of uses and densities recommended do
not align with that place type. For instance, the comprehensive plan indicates that single-parcel mixed use
development should make up roughly ¼ of an Urban Mixed Use area; the Monkey Junction area has none. In
addition, the density of existing commercial development is much lower than the moderate/high density
recommended for most uses. Large portions of commercial parcels are devoted to parking areas, so individual
business occupy more land. This type of development pattern reduces the convenience of pedestrian and
bicycle access, inefficiently uses land and utilities, and generates higher levels of stormwater runoff.
Recent Development Projects & Trends
The Monkey Junction area is continuing to grow—primarily in residential units. Since 2010, over 750 single-
family lots have been approved in the study area, over half which have been approved since 2015. Multi-family
applications have also picked up in the study area. Developers have requested to build or expand multi-family
developments on three properties since 2013.
Commercial development in the area has not been as robust and has not been the high density mixed-use
pattern recommended in the comprehensive plan. Since 2010, four applications have been presented for office
and retail space. While other commercial applications have been submitted, several have been for storage
facilities. Four of these facilities have been approved since 2020, and one of the approved office/retail spaces
also allows storage as a permitted use.
These development trends have triggered concerns for different reasons. For instance, the pace of residential
development has raised questions regarding the ability of the transportation network to handle the additional
people, the resulting loss of green space, and changing patterns in housing costs. The primary issue regarding
commercial development has been the discrepancy between the low-density, automobile dependent uses
proposed by developers and the higher density mixed-uses recommended by the comprehensive plan. This
inconsistency with PlanNHC’s recommendations is made more problematic by the relative lack of vacant and
redevelopable land in the study area. Approximately 62% of developed properties in the Urban Mixed Use core
have improvements more valuable than the land underneath, making redevelopment unlikely in the near future.
In addition, commercial redevelopment triggers compliance with current development standards, which further
reduces the likelihood of changing the area’s development patterns.
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Next Steps
This scoping report is meant to the be the start of an ongoing conversation with Monkey Junction stakeholders
and residents. As outlined in the Planning Process description earlier in the report, a three-phase public
engagement process will allow different types of stakeholders to participate in developing a plan for this
community’s future. Over the next few months, planning staff will be contacting key stakeholders to gather
additional existing conditions information and identify opportunities and constraints for the area’s future
development. This information is needed before the wide public engagement phase that will start late
summer/early fall 2017.
If, after reading this
document, you have
information we need to
include in future reports, we
would like to hear from you.
Please contact the project
manager, Rebekah Roth at
rroth@nhcgov.com or 910-
798-7465.
The planning process will include many opportunities to provide feedback and input over the coming
months.
Stakeholder Types Role
Key Stakeholders Individuals and
organizations who have
the ability to affect
Monkey Junction’s future
development
Assist in identifying
constraints and
opportunities
Community
Planning
Partners
Individuals and
organizations who will
work with staff to increase
the community’s
engagement and
participation
Provide information
on upcoming public
workshops and
planning meetings
Host speakers at
events
General Public Individuals who know the
area and care about its
future
Attend public
workshops
Complete surveys
Keep their friends &
family informed