Updated Proj Info Report Narrative
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: Palm Grove Apartments – Carolina (6634 Carolina Beach Road)
Proposed Zoning: R-15 to (CZD) RMF-M (Previously petitioned as Z22-18)
A meeting was held concerning the original petition, Z-22-18, on Tuesday, August 2, 2022, 6:00
p.m.; at the Best Western Plus – Wilmington, 5600 Carolina Beach Road. The plan presented at
that time was a single, 4-story building with 78 units, and parking on the ground floor of the
structure.
The persons in attendance at the meeting are on the attached sign-in list. Attendees were
primarily from the Lords Creek community. A brief presentation was given on the housing deficit in
the County, and the recommendations of the Comprehensive Land Use Plan for higher density of
development along busy highway corridors like Carolina Beach Road. The layout of the plan was
shown to address how the building height would be mitigated by extended setbacks, fences &
vegetated buffer yards. Stormwater management requirements were explained, and a pond
shown.
The group as a whole voiced their adamant opposition to development of this tract with anything
other than single-family housing. Most residents also commented that they did not want any
density of multi-family housing in the southern portion of the County.
A rezoning submittal was subsequently made with a plan that was substantially the same as what
was discussed, except that the setback was increased. The petition was processed by staff, and
brought to public hearing by the Planning Board at their December meeting. Several members of
the public spoke in opposition to the rezoning, specifically addressed no added density and no
multi-family housing. The Board recommended denial. The petition was ultimately withdrawn
before public hearing by the Board of Commissioners.
Project Name: Palm Grove Apartments – Carolina (6634 Carolina Beach Road)
Proposed Zoning: R-15 to (CZD) RMF-M (Submitted February 1, 2023)
The property owner has opted to re-submit for a Conditional District, but with a slightly reduced
density, and a substantially different site plan. The proposed plan includes six (6), 3-story, 12-unit
buildings surrounding a courtyard, for a total of 72 units. Parking surrounds the buildings, which
provides for the expanded setback from adjacent properties of over seventy (70) feet. Stormwater
management continues to be proposed by a pond.
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A written notice of the new project proposal with the intent of a new rezoning petition and an exhibit
of the new plan was given to the adjacent property owners set forth on the attached list by first
class mail, and provided to the Planning Department for notice of the Sunshine List on January
18, 2023. A copy of that written notice and site layout are attached.
The mailing and County posting provided the community with updated information about the
modified project, and means & opportunity were proffered to share comments and concerns,
resolve conflicts or outstanding issues – where possible.
No responses were received nor contacts made between the project information mailing /
County posting and the February 1st submittal.
It is the developer’s belief that a subsequent in-person meeting was not necessary. The current
proposal continues to be for an (CZD) RMF-M zoning district, and based on comments of
opposition during both the original community information meeting and at the public hearing, it is
unlikely that the dialogue would change.
As stated in the letter, I was and remain open to addressing any comments or questions
should interested parties reach out, but there have been none.
The layout has been modified in response to both staff review and the comments and
recommendations of the Planning Board concerning building height and mass. The density has
been decreased, but the few extra units beyond the Comp Plan guideline are based on project
symmetry and economy of construction.
Date: January 31, 2023
Applicant: Design Solutions
By: Cindee Wolf