7491 MARKET STREET CONDITIONAL REZONING APPLICATION
Revised: 3/7/2022
ROCKPORT @
WEST BAY ESTATES
Conditional Rezoning Narrative
Introduction
The original developer of Rockport, Dallas Harris Land Company, LLC,
retains ownership of the US Highway 17 frontage, 7491 Market Street, as
shown on Map Book 34, Page 2 of the New Hanover County Registry. The
1.15‐acre tract is located at the corner of Market Street, US Highway 17
South and Torchwood Blvd. The Landowner proposes a Conditional
Rezoning from its present R‐15 zoning to CS, Commercial Services, zone.
The New Hanover County 2016 Comprehensive Plan promotes Community
Mixed Use consistent with this proposal for this area. The adjacent
properties to the rear and north east side are presently zoned R‐15. The
property across Market Street is zoned O&I and B‐2. The property to the
southwest side of the property is zoned B‐2. The developer proposes a
twenty‐four hundred square feet bank building with driveway on
Torchwood as well as Market Street, US Highway 17. The development will
include parking, sufficient storm drainage and detention pond as shown by
the attached Conditional Rezoning Plan. This property has traditionally
served as a buffer to the highway for the residential subdivision. The
subdivision was originally recorded with a twenty feet wide buffer on its
periphery. The proposed commercial development will dedicate a buffer
along the subdivision boundary. The buffer will be atleast twenty feet wide
as originally required for the residential performance subdivision. The
buffer will utilize fence and plantings to create an opaque screen to the
new development as well as the highway. The new buffer will merge with
the existing buffer on its southern end. The new development will buffer
Torchwood Boulevard either side of the driveway to create an attractive
street scape. All new buffers will be the maintenance responsibility of the
new development.
Torchwood Blvd. is considered the primary access serving the
proposed bank’s drive through windows. The primary access will be from
Market Street US Highway 17. This development concept is consistent
with the New Hanover County Comprehensive Land Use Plan with regards
to a mix of small scale compact uses serving all modes of travel.
Existing Use
The property is currently undeveloped. The property has been
known to have homeless encampments.
Proposed Uses
The proposed CS zoning is to intended to enable a commercial bank
building with a 20 feet wide buffer to the rear for the Rockport at West Bay
Estates residential community. The commercial use is intended to serve
and compliment the neighborhood. The project will maintain and improve
existing drainage patterns as well as manage the stormwater runoff in
accordance with state and county requirements. There are no existing
wetlands on the property. Grading will be limited to only that necessary for
drainage to the existing stormwater along US Highway 17.
In consideration of the concerns raised at the June 8th, 2021
community meeting the plan has been revised to now show traffic flow
from Torchwood Blvd. and US Highway 17, Market Street, to Market Street.
The proposed drainage now shows a pond to address the citizen’s concerns
as well. The community meeting was a bit contentious however we feel
beneficial to the process and the plan.
DALLAS HARRIS LAND COMPANY, LLC
7491 MARKET ST., WILMINGTON, NC
ROCKPORT AT WEST BAY ESTATES
CONDITIONAL REZONING FROM R-15 TO CS
Community Meeting Report
One required community meeting was held on Tuesday, June 8, 2021 from 5:30
pm to 7:30 pm at the Ogden Park Picnic Shelter #1 in New Hanover County, North
Carolina. This meeting was organized by Stroud Engineering, PA to provide adjoining
residents an opportunity to review the proposed plan, ask questions, and voice concerns
regarding the proposed conditional use rezoning. The residents were notified by mail of
the meeting concerning the proposed rezoning.
There were at least eight adjoining residents that attended the meeting. Stroud
Engineering, PA represented three on the applicant’s behalf to address any questions, log
the minutes and assist the process. The owner, Dallas Harris and his wife as well as his
realtor, two members of the Rockport Homeowners Association and Nicole Smith, the
New Hanover County Planner were in attendance as well. A reporting of the attendees is
attached. Primary concerns were traffic, drainage and pedestrian safety.
The majority of the comments and concerns were from the adjoining Rockport
Subdivision residents. General questions (and the answers provided) are included below:
Traffic :
Traffic was the main concern regarding the proposed commercial use on a rather busy
access to Market Street. There are planned driveways on both Torchwood Blvd. and
Market Street. There are North Carolina Department of Transportation planned and
funded right of way improvements on Market Street that should improve the accessibility
and reduce the wait times. There is also an approved development to the west that will
provide a connection to Gordon Road which should reduce the amount of traffic desiring
to access Market.
Another concern noted was the site distance turning off Torchwood Blvd. south bound
onto Market St. US Highway 17. The NCDOT project mentioned above will address and
improve both of these concerns.
There was noted concern that rush hour traffic may queue beyond the proposed driveway
into the existing subdivision. Clients traveling South on Market can use the Market
Street driveway as opposed to getting blocked by the potential queuing.
There was concern of increased accidents and back-ups from a new driveway into the
proposed commercial building as Market Street is always backed up. The projects
mentioned above will address and improve both of these concerns.
Drainage:
Concerns were also expressed regarding the drainage in the area. The streets in Rockport
have historically flooded as a result of Florence and other significant hurricanes. The
NCDOT project on Market Street has significant planned drainage improvements at the
Torchwood and Market intersection. The Realtor offered that he had the NCDOT plan
for these improvements. Excerpt from the plan showing this intersection is hereby
attached.
There was suggestion that an issue exists with the culvert under Torchwood. The
NCDOT project removes and replaces that existing 30 inch culvert.
Safety:
The Rockport community is also concerned with their safety due to increased amounts of
traffic using Torchwood Blvd from Market St. to access numerous existing and proposed
residential neighborhoods. This seems mostly a complaint of existing conditions however
the proposed Commercial Site will likely be right in/right out of all driveways therefore
not promoting traffic back into Rockport.
Various questions:
When will the construction start?
Deed concern
Buffer restrictions./ Trees (Existing and Proposed)
Retention Pond Location
Bypass
Other ideas for alternate traffic outlets?
Community Meeting Report by:
Stroud Engineering, P.A.
102-D Cinema Dr.
Wilmington, NC 28403