ApplicationPage 1 of 8
Special Use Permit Application – Updated 02-2022
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
planningdevelopment.nhcgov.com
SPECIAL USE PERMIT APPLICATION
This application form must be completed as part of a special use permit 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 to be applied in reviewing the
application, are set out in Section 10.3.5 of the Unified Development Ordinance.
*If the proposed use is classified as intensive industry, the applicant shall conduct a community information meeting in accordance with Section
10.2.3, Community Information Meeting.
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
Public Hearing Procedures
(Optional)
Pre-Application
Conference
1*
Community
Information
Meeting
2
Application
Submittal &
Acceptance
3
Planning
Director Review
& Staff Report
(TRC Optional)
4
Public Hearing
Scheduling &
Notification
5
Planning Board
Preliminary
Forum
6
Board of
Commissioners
Hearing &
Decision
7
Post-Decision
Limitations and
Actions
Joseph Kass Thomas Newton Burriss Sr; Phillip Grafton Burriss
Graycliff Capital Affordable Housing LLC Dannen Properties LLC
200 E. Broad Street, Suite 220
114 Foxwood Ln, Wilmington NC 28409
Greenville SC 29601
641 Piner Road, Wilmington NC 28409
864-417-5013
jkass@nhe-inc.com
614 Market St, Wilmington NC 28401
Page 2 of 8
Special Use Permit Application – Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Please list the proposed use(s) of the subject property, and provide the purpose of the special use permit and a
project narrative (attach additional pages if necessary).
4. Proposed Condition(s)
Please note: Within a special use permit proposal, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding zoning 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 included with this special use permit application below. Staff,
the Planning Board, and Board of Commissioners may propose additional conditions during the review process that
meet or exceed the minimum requirements of the Unified Development Ordinance.
633, 635, 641, and 649 Piner Rd, Wilmington NC R07600-002-011-001, R07600-002-011-002, R07600-002-011-000
6.245 acres R-15 and O&I, single family Urban Mixed Use
The applicant is requesting a Special Use Permit pursuant to UDO section 3.1.3.E (Additional Dwelling Allowance) for a proposed
residential multi-family apartment development on a 6.245 acre assemblage of parcels located at 633-649 Piner Rd. The proposed
site plan calls for 54 apartment units, with a mixture of 2 story and 3 story garden style buildings and surface parking. The site plan
includes a clubhouse, amenities, and a large amount of tree save area. The site entrance will be located at approximately 649
Piner Rd.
The applicant has applied to the North Carolina Housing Finance Agency for LIHTC housing tax credits to build affordable
workforce housing. All of the units will be income restricted and affordable to a range of household incomes at 30%, 50%, 60%
and 70% of area median income.
The proposed site consists of 4 assembled parcels. 3 of the 4 assembled parcels are zoned R-15 which allows Multi-family
dwellings. And 1 of the 4 assembled parcels is zoned O&I which also allows Multi-family dwellings. The purpose of the special use
permit is to utilize the site capacity for an additional dwelling allowance under Table 3.1.3.E.1.c which allows up to 10.2 units per
acre in both R-15 and O&I zoning districts.
The applicant has conducted significant due diligence and studies to ensure project feasibility including boundary survey, tree
survey, wetlands survey, rental market study, land appraisal, preliminary architectural drawings, and site plan. Although it was not
required, the development team conducted a community meeting to introduce the proposed development to neighbors. In
addition, although a traffic trip generation memo concluded that a traffic impact analysis would not be required, the development
team commissioned a report memo which included collecting real traffic data and a narrative of any traffic impact.
Condition #1: Density not to exceed 60 total units (9.6 units per acre). Current conceptual site plan shows 54 total residential units
at 8.7 units per acre. Site plan shows a mixture of 3 story and 2 story buildings. If additional 6 units are added to the shown 54
units, the 2 story building portions would be raised to 3 stories without altering building footprints.
Condition #2: Proposed development must be awarded LIHTC housing tax credits through the North Carolina Housing Finance
Agency.
Condition #3: Restricted to residential uses only, no commercial uses.
Condition #4: Buildings not to exceed 3 stories in height.
Condition #5: Site plan to retain undisturbed tree save area within the area labeled as 50' Buffer Easement in NE corner of
property adjacent to single family homeowners.
R07600-002-012-000
Page 3 of 8
Special Use Permit Application – Updated 02-2022
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version
of the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be
completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be
included with this application.
ITE Land Use:
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
6. Criteria Required for Approval of a Special Use Permit
A use designated as a special use in a particular zoning district is a use that may be appropriate in the district, but
because of its nature, extent, and external impacts, requires special consideration of its location, design, and methods
of operation before it can be deemed appropriate in the district and compatible with its surroundings. The purpose is
to establish a uniform mechanism for the review of special uses to ensure they are appropriate for the location and
zoning district where they are proposed.
For each of the four required conclusions listed below, include or attach a statement that explains how any existing
conditions, proposed development features, or other relevant facts would allow the Board of County Commissioners to
reach the required conclusion, and attach any additional documents or materials that provide supporting factual
evidence. The considerations listed under each required conclusion are simply those suggested to help the applicant
understand what may be considered in determining whether a required conclusion can be met. Any additional
considerations potentially raised by the proposed use or development should be addressed.
1. The use will not materially endanger the public health or safety if located where proposed and approved.
Considerations:
x Traffic conditions in the vicinity, including the effect of additional traffic on streets and street intersections, and
sight lines at street intersections with curb cuts;
x Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection;
x Soil erosion and sedimentation;
x Protection of public, community, or private water supplies, including possible adverse effects on surface waters
or groundwater; or
x Anticipated air discharges, including possible adverse effects on air quality.
54 Dwelling Units
32 34
The proposed residential use at this location will not materially endanger public health or safety. There will be no
anticipated air discharges or any industrial uses, no commercial uses are proposed. The proposed plan includes
appropriate storm water controls, and will have grass sod, grass seed, extensive landscaping and tree save areas to
prevent erosion. The multi-family apartment buildings will include fire sprinklers and a central garbage collection
location.
A portion of the proposed site is zoned O&I which allows for a wide variety of office and industrial uses. The
proposed Special Use Permit will limit the use of the site to residential, which is consistent with and complementary
to the surrounding residential and retail uses.
223 Affordable Housing (Income Limits)
Page 4 of 8
Special Use Permit Application – Updated 02-2022
2. The use meets all required conditions and specifications of the Unified Development Ordinance.
3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public
necessity.
Considerations:
x The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
x Whether the proposed development is so necessary to the public health, safety, and general welfare of the
community or County as a whole as to justify it regardless of its impact on the value of adjoining property.
Per the attached site plan, the proposed multi-family residential use meets all required conditions and specifications
of the UDO. As illustrated in the proposed site plan, the project is comprehensively designed to account for buffering,
setbacks, and storm water management. The proposed density is within the allowed site capacity for an additional
dwelling allowance under Table 3.1.3.E.1.c which allows up to 10.2 units per acre for both R-15 and O&I. The plan is
cohesively designed with a common architectural theme and generous tree save areas. This affordable workforce
apartment community will contribute to the further development of the surrounding community.
The development team hired a third party real estate appraisal and consulting firm to look at recent comparable
developments and sales records (see attached letter from J.C. Morgan Company). That research indicates that the
proposed multi-family project will not substantially injure the value of adjoining or abutting property.
The proposed development is a residential multi-family apartment community. New Hanover County is experiencing
population growth and strong demand for housing. New construction residential housing is greatly needed in New
Hanover County.
Page 5 of 8
Special Use Permit Application – Updated 02-2022
4. The location and character of the use if developed according to the plan as submitted and approved will be in
harmony with the area in which it is to be located and in general conformity with the New Hanover County
Comprehensive Land Use Plan.
Considerations:
x The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
x Consistency with the Comprehensive Plan’s goals, objectives for the various planning areas, its definitions of
the various land use classifications and activity centers, and its locational standards.
The surrounding area character is a mixture of retail shopping and restaurants to the west and south, as well as 2
schools, and single family housing to the east and north. This proposed multifamily residential apartment
development will serve as an excellent transition in use and density from the multiple shopping centers and big box
stores to the single family neighborhoods. In addition, there is an existing recently completed multifamily apartment
development immediately to the east, which further establishes context and continuity with the proposed
development.
The 2016 Comprehensive Plan labels this area as within an identified Growth Node on the Future Land Use Map.
Within this Growth Node, these parcels are identified for future use under the Urban Mixed Use Place Type. The
2016 Comprehensive Plan describes the Urban Mixed Use Place Type as promoting "a mix of residential, office, and
retail at higher densities. Multifamily residential uses are preferred." Infill and redevelopment are encouraged in this
Urban Mixed Use place type. As noted in the NHC description of this specific Growth Node: "redevelopment with
taller buildings and a more urban-design style [is] appropriate". Following the Comprehensive Plan will help achieve
its stated goal of managing anticipated population growth in a thoughtful and responsible way to manage the county's
infrastructure and natural resources. As noted in the description of NHC Planning Growth Nodes: "Clustering growth
in this way also promotes the the conservation of natural resources and rural areas. The development nodes can
provide the housing and jobs our population will need, limiting the necessity to develop green space." The vision of
the Comprehensive Plan "reflects the need for a change in development patterns and includes switching from
traditional sprawling development patterns to a denser, mixed-use style of land use. This will allow New Hanover
County to achieve higher levels of density where appropriate,... mixed-use development will create more
opportunities for citizens in terms of housing, jobs, and shopping choices..."
Residential Multi-family Housing is an allowable use for the base zoning types, and the proposed SUP is consistent
with the Comprehensive Plan. The proposed development will contribute much needed affordable workforce housing
in New Hanover County.
Home Office: Wilmington Regional Office: Serving the Southeast since 2002
119 Brookstown Ave. Suite PH1 5917 Oleander Drive, Suite 206 NC License C-2522
Winston-Salem, NC 27101 Wilmington, NC 28403
Main: 336.744.1636; Fax: 336.458.9377 Main: 910.251.8912; Fax: 336.458.9377
The Woods at Masonboro
Wilmington, NC
Prepared for Graycliff Capital Affordable Housing, LLC
DAVENPORT Project Number 220289
February 28, 2023
RE: The proposed Woods at Masonboro development is located between the two easternmost Home
Depot Driveways north of Piner Road in Wilmington, NC. The proposed development will contain 54
affordable housing (income based) dwelling units. The trip generation potential of this site was projected
based on the 11th Edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual and
guidance from NCDOT Congestion Management on the selection of appropriate variables. This site has
a trip generation potential of 341 daily trips, 32 trips in the AM peak hour, and 34 trips in the PM peak
hour. Table 1 presents the results.
As shown above, this proposed affordable housing development is estimated to generate fewer than 100
trips in both the AM and PM peak hour.
Thank you,
______________________
AJ Anastopoulo, P.E.
aanastopoulo@davenportworld.com
910-338-0743
24-Hour
Two-Way
Land Use ITE Land
Use Code Data Source Volume Enter Exit Total Enter Exit Total
Affordable Housing
(Income Limits)223 54
Dwelling
Units
Adjacent-
Equation 341 9 23 32 20 14 34
341 9 23 32 20 14 34
Table 1 - ITE 11th Edition Trip Generation
Average Weekday Driveway Volumes AM Peak Hour
Total Primary Trips
PM Peak Hour
Size
Lumina Station
1904 Eastwood Road · Suite 305 · Wilmington, NC · 28403
PO Box 481 · Wrightsville Beach, NC · 28480
Tel: 910-256-2920
www.jcmorganco.com
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COMMUNITY MEETING REPORT
The Woods at Masonboro
Graycliff Capital Affordable Housing
A community meeting was not required for this Special Use Permit, but the development team felt that
it would be in the interest of being a good neighbor to introduce the proposed development to the
community to gather their concerns and reactions.
PERSONS AND ORGANIZATIONS CONTACTED WITH DATE AND EXPLANATION OF HOW CONTACTED:
A representative of Graycliff Capital Affordable Housing mailed a written notice of the date, time, and
location of the Community Meeting to the individuals and organizations on list provided by NHC staff by
depositing such notice in the U.S. mail on February 2nd, 2023. A copy of the written notice that was
mailed is attached as well.
DATE, TIME AND LOCATION OF MEETING :
The Community Meeting was held on Tuesday, February 21st at 6:30pm in the conference room at the
Best Western Hotel, located at 5600 Carolina Beach Rd, Wilmington NC 28412, which is approximately
3/4 of a mile from the proposed development site.
PERSONS IN ATTENDANCE AT MEETING (see attached copy of sign-in sheet):
The Community Meeting was attended by those individuals identified on the sign-in sheet attached.
There were approximately 20-25 people in attendance, some did not sign in or had a family member
sign in on behalf of multiple attendees.
SUMMARY OF PRESENTATION/DISCUSSION:
The representative of Graycliff Capital Affordable Housing, Mr. Kass, had a slide show prepared,
(attached for reference). The presentation and Q&A lasted from 6:30pm to 7:15pm.
The main concern from the community was the impact to traffic. Several area residents noted that the
two existing schools create additional traffic on Piner Rd beyond the residents that live there. It was also
pointed out that many drivers entering and leaving the Home Depot parking lot add a lot of traffic to
Piner Rd. Area residents were concerned with the vehicular interaction between Home Depot traffic and
the future residents of the proposed apartment community. The development representative, Mr. Kass,
informed the attendees that the development team commissioned a traffic study which projected low
trip generation from the proposed apartments and little impact to existing traffic patterns.
Other discussion topics and concerns related to the amount of proposed tree save and buffers.
Neighbors generally reacted well to the amount of tree save proposed on the site plan and the amount
of screening it would provide. Area residents voiced their concern that the previous apartment
development next door did not respect the 50 buffer. Neighbors feel strongly that they would like as
much undisturbed tree save buffer as possible, especially near the single family homes to the north of
the proposed site.
There were short discussions of stormwater and sanitary sewer connections, with no further questions.
Mr. Kass stayed to speak with several neighbors and further discuss their concerns. The last attendees
generally left around 7:45pm.
Noted February 21, 2023
The Woods at Masonboro
Wilmington, NC
Site Location
2
Site Location
3
Site Plan
4
Site Plan
5
Rendering
6
Similar Completed Senior Property: Parkside at Bethel, Clover SC
7
Similar Completed Senior Property: Parkside at Bethel, Clover SC
8
Similar Completed Property: Parkside at Main, Simpsonville SC
9
Property Details
10
54 Unit Project
•10 – 1 Bedroom/1 Bath – 736 square feet
•26 – 2 Bedroom/2 Bath – 970 square feet
•18 – 3 Bedroom/2 Bath - 1,157 squarefeet
Amenities
•Onsite Leasing Office
•ResidentComputerLab
•CommunityRoomwithkitchenettefor events
•Eachunitwith washer& dryer hookups,plusLaundryFacility
•EnergyStarAppliances
Zoning O & I
11
Zoning R-15
12
Zoning
13
Zoning:
•O&IandR-15
•Both zoning classifications allow multifamily
apartments by right.
•Both zoning types allow 10.2 units per acre
under a Special Use Permit(SUP).
•Development Team will be applying to New
Hanover County for Special Use Permit which
includes the requested density of 8.6 units per
acre, and general siteplan.
Affordability
14
54 Unit Project
•10 – 1 Bedroom/1 Bath – 736 square feet
•26 – 2 Bedroom/2 Bath – 970 square feet
•18 – 3 Bedroom/2 Bath - 1,157 squarefeet
Projected Rents
•$1,000 per monthaveragerent
•Rentswillrange from approximately$400 to $1,435 permonth
•Mixturesofincomelevelsand affordability
•Residentsmust earn 2.5x monthlyrent
Background
15
Addressing CommonQuestions
•Development Team will also own the property long term, 18-20 years or longer
•Development Team controls property management company; direct control over property
•Highly motivated to maintain quality and performance of multi-million dollar investment/asset
•Development willserve a mix of incomelevels: approx. $20,000 - $60,000in household income
•Rents will be approx. $400 - $1,435residents must earn 2.5x monthly rent
•Workforce housing, teachers, police, fire, retail, restaurant, etc. Retirees on fixed income
•Long term increase of tax base for New Hanover County.
Open Discussion
16
Q & A
Contact
17
Contact:
Joseph Kass, Development Manager, NHE,Inc.
864-417-5013
jkass@nhe-inc.com
www.nhe-inc.com
COMPREHENVISVE PLAN - MAPS & EXCERPTS
DEFINITION
This placetype provides access to a mix of
residential, office, and retail uses at higher
densities. Multi-family residential uses are
preferred, th ough higher-density single family
developments will not be prohibited. Mixed
uses are encouraged in the same footprint in a
vertical pattern, but they can also be adjacent,
or separated by lower traffic local and collector
roads in a horizontal pattern. This placetype
DESIRED USES
can include big box retai I that has included
appropriate urban design features. These areas
place an emphasis on multimodalism through the
requirement of sidewalks on all non-local streets,
crosswalks at all intersections, dedicated bicycle
lanes or wide outside lanes, and bus access.
Types of uses include office, retail, mixed use,
small recreation, single-family and multi-family
residential.
EXAMPLE AREAS
Ogden
Kirkland
Monkey Junction
CFCC North Campus Area
Types of Uses Projects Mix of Uses Typical Zoning Categories
Retail
Office
Mixed Use
Single & Multi-Family Residential
Small Recreational
DEVELOPMENT INTENSITY
Massing Scale Recommendations
MODE CHOICES
Use
Transportation Infrastructure Recommendations
Number
of Stories
Moderate to High-Density
Residential
Mixed Use
Office & Institutional
Commercial
Urban Design Recommendations
Street Pattern:
Ideal Density
Block Length:
Setbacks:
PLAN NHC 2016
NAME
AUSSEM DIANE CUNNINGHAM 700 CROWS NEST CT WILMINGTON, NC 28409
BENDER NELLIE C LIFE ESTATE 102 RIESLING PL CARY, NC 27511
BENNETT VILLAGE APARTMENTS LLC PO BOX 15025 WILMINGTON, NC 28408
BERRY BRUCE D ETAL 708 CROWS NEST CT WILMINGTON, NC 28409
BURRIS PHILLIP GRAFTON 641 PINER RD WILMINGTON, NC 28409
BURRISS PHILLIP G ETAL 641 PINER RD WILMINGTON, NC 28409
BURRISS THOMAS NEWTON 114 FOXWOOD LN WILMINGTON, NC 28409
CRANFORD JARED M STEPHANIE L 704 CROWS NEST CT WILMINGTON, NC 28409
DAHL GUSTAV S CHRISTINE M 708 DUCK DOWNE CT WILMINGTON, NC 28409
DANNEN PROPERTIES LLC 614 MARKET ST WILMINGTON, NC 28401
FEDERAL POINT PENTECOSTAL 629 PINER RD WILMINGTON, NC 28403
FONVILLE GORDON L SADONNA W 5816 WOOD DUCK CIR WILMINGTON, NC 28409
GL & SM LTD PTNRP 1406 CASTLE HAYNE RD WILMINGTON, NC 28401
HARMEYER GEORGE W A TRACY KAY 709 DUCK DOWNE CT WILMINGTON, NC 28409
HOFFMAN JOANNE S 701 CROWS NEST CT WILMINGTON, NC 28409
HOME DEPOT USA INC PO BOX 15842 ATLANTA, GA 30348
HOWELL CHRISTOPHER E LAURIE D 705 DUCK DOWNE CT WILMINGTON, NC 28409
HUFFINES SUE LEAMING 8571 87TH ST SW OCALA, FL 34481
JORDAN GREGORY WILLARD 6809 TEVIOT DR WILMINGTON, NC 28412
LANDGREEN DAVID J ETAL 5800 WOOD DUCK CIR WILMINGTON, NC 28409
LUTHERAN HOME WILMINGTON PROPERTY INC PO BOX 947 SALISBURY, NC 28145
MCLAMB KATHRYN CHASON 325 COOL SPRING ST N FAYETTEVILLE, NC 28301
MERKLING JAKE S SHANNON 5724 WOOD DUCK CIR WILMINGTON, NC 28409
MOORING CHRISTOPHER A 5812 WOODDUCK CIR WILMINGTON, NC 28409
MURPHY MARY A 704 DUCK DOWNE CT WILMINGTON, NC 28409
OVERSTREET LAURA B 237 CHEROKEE TRL WILMINGTON, NC 28409
ROBERTSON GRETA 701 DUCK DOWNE CT WILMINGTON, NC 28409
ROCHOM MATTHEW 5808 WOOD DUCK CIR WILMINGTON, NC 28409
SAYLER CHRISTOPHER W 712 CROWS NEST CT WILMINGTON, NC 28409
SCARBOROUGH DELIA D THOMAS C 705 CROWS NEST CT WILMINGTON, NC 28409
WOLFE MICHAEL C ETAL 713 DUCK DOWNE CT WILMINGTON, NC 28409
WOLFF MATTHEW BOBBIE 5728 WOODDUCK CIR WILMINGTON, NC 28409
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