Planning Commission Staff Report On The Avenue - Port City Daily

PLANNING COMMISSION
Agenda Item # 1.
CASE SUMMARY A. Conditional District Rezoning
B. Special Use Permit
Planning Commission May 2, 2018
CD-24-518 & SU-9-518
Brian Chambers, 910.342.2782, brian.chambers@wilmingtonnc.gov
Planning Commission Recommendation 5/2/18; Scheduled for Public Hearing

City Council Action Pending
Request
Address 347, 349 & 565 Military Cutoff Road, 302 & 306 Lance Drive, & 128 East
Westwood Drive (The Avenue)
Acreage 44.1 acres
Request A. Rezone from MHP, Manufactured Housing Park District and SHOD, Special
Highway Overlay District to UMX (CD), Urban Mixed-Use District
(Conditional District) for construction of a large-scale mixed use
development
B. Special Use Permit to allow an increase in height up to 75 feet for four
structures
Applicant Cape Fear Engineering, Inc. (910)383-1044
151 Poole Road, Suite 100 matt.haley@capefearengineering.com
Belville, NC 28451
Owners 347 MCO, LLC (336)274-8531
201 N. Elm Street, Suite 201
Greensboro, NC 27401
Current Land Use & Zoning Aerial Map
Surrounding Area North South East West

Zoning MHP, R-15 O&I-1(SD), MF- R-15 O&I-1(SD),
M(CD), R-15 R-15
Current Land Use Residential, office, Office, residential, Vacant Office, residential
commercial vacant
CD-24-518 SU-9-518 The Avenue
Land Planning Data

Applicable • Create Wilmington Comprehensive Plan
Plans/Policies • City of Wilmington Adopted Focus Areas
CAMA Land Use • Watershed Resource Protection
Case Overview
ANALYSIS
A. Conditional District Rezoning

A1. Zoning History
• The site is part of an area annexed into the city limits in 1995 (effective 1/31/99)
• The site was assigned the city’s MHP, Manufactured Housing Park District zoning
classification upon annexation.
A2. Proposal
• The applicant proposes to rezone the subject property from MHP, Manufactured
Housing Park District and SHOD (Special Highway Overlay District) to UMX (CD),
Urban Mixed-Use District (Conditional District) without the SHOD for the construction
of a large-scale, mixed use development.
• Access to the project would be provided by a median break and traffic signal on
Military Cutoff Road.
A3. Zoning District Purpose Statements
• MHP, Manufactured Housing Park District (Existing) – This district is established to
accommodate planned manufactured housing park development. It affords city
residents an alternate housing type and thereby promotes the health, safety and
general welfare of the community.
• SHOD, Special Highway Overlay District (Existing) – The purpose of the Special
Highway Overlay District (SHOD) is to protect the natural beauty and scenic vista that
exists along interstate highways and other specifically designated roadways that serve
as major accesses and gateways into the City of Wilmington. Protection of these
roadways is important and necessary to maintain and preserve the undisturbed
roadsides that are characterized by their natural woodlands and open spaces. The
continued protection of these scenic highways is also a valuable asset to the tourism
economy and enhances the attractiveness of the area for trade and investment.
• UMX, Urban Mixed Use District (Proposed) – UMX zoning outside the 1945 corporate
limits is intended to promote mixed-use developments on sites large enough to create
a mix of uses within the existing suburban environment. Typically these developments
will include creative development and redevelopment solutions such as integrated,
vertical mixed use and structured parking. This district is not intended to be applied to
the Central Business District (CBD), nor any of the historic districts.
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Figure 1 Proposed site plan
Connection Being
Pursued By Applicant
Connection Being
Pursued By Applicant
• A general breakdown of proposed uses as outlined in the application package and the
approved Traffic Impact Analysis (TIA) is provided below.
Applicant’s
Proposed Use Approved TIA
Submittal
Apartments 521 units 525 units
Hotel 237 rooms 231 rooms
General Office 146,100 square feet 140,700 square feet
Retail 109,100 square feet 115,000 square feet
Restaurant 27,900 square feet 16,000 square feet
Supermarket 35,500 square feet None
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A.4 Impact of Rezoning/Development on Public Services, Facilities, and Infrastructure
A.4.1 Vehicular Traffic

• Table 4.1.1 below indicates that Military Cutoff Road is currently operating at a Level of
Service F. Tables 4.1.2 and 4.1.3 indicate that there would be an increase in the
estimated vehicle trips associated with the proposal when compared to the maximum
intensity allowed under the current zoning. Based upon the previous TIA, including
estimates of internal capture, the volume increase on Military Cutoff will be no less
than 30%, even with the reduced development program as proposed.
Table A.4.1.1 Current Volumes, Capacities and Levels of Service

Road Location Volume Capacity V/C LOS
Between Old MacCumber
Military Cutoff Road Station Road and Station 39,474 29,300 1.34 F
Road
Station Road, West of
Station Road 4,172 9,600 0.43 A
Military Cutoff Road
Old MacCumber Station
Old MacCumber Station
Road, East of Military Cutoff 858 9,600 0.09 A
Road
Road
Table 4.1.2 Estimated Trip Generation (Existing)

Average Weekday
AM Peak Hour PM Peak Hour
Zoning Land Use Intensity 2-way Volume
Trips Trips Trips (ADT)
Existing Mobile Home
480-units* 212 284 2,400
MHP Park
Source: Institute of Transportation Engineers Trip Generation, 9th Ed, 2012. Trip Generation by Trafficware TripGen 2013 8.0
* Based on maximum density allowed under current zoning
Table A.4.1.3 Estimated Trip Generation (Proposed)

Saturday Average Weekday
AM Peak PM Peak
Land Use Intensity Midday 2-way Volume
Hour Trips Hour Trips
Peak Hour Trips (ADT)
525
Apartments 261 307 235 3,306
Dwelling Units
231
Hotel 122 139 166 1,887
Rooms
140,700
Office 250 235 60 1,695
Square Feet
115,000
Retail 170 658 957 7,437
Square Feet
16,000
Restaurant 213 296 225 2,034
Square Feet
TOTAL 1,016 1,635 1,643 16,359
Source: Institute of Transportation Engineers Trip Generation, 9th Ed, 2012. Trip Generation by Trafficware TripGen 10
• Based on the intensity of the proposed use, a Traffic Impact Analysis (TIA) was required.
The approval letter for the TIA was issued on 6/9/17 and is valid for two years (see
Attachment 12). Based on this approval the following traffic improvements will be required:
o Military Cutoff Road at Covil Farm Road – No improvements recommended
o Military Cutoff Road at Arboretum Drive – Provide continuous through/right turn
lane to Covil Farm Road and modify signal to accommodate through lane.
o Military Cutoff Road at Station Road and Site Access 1
 Site access limited to a single lane ingress lane only, no egress.
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 Construct additional northbound through/right turn lane and modify signal to

accommodate through lane.
 Limit southbound left turn lane to U-turn only.
 Provide 3-lane cross-section for eastbound Station Road with a left-turn, right-turn,
and through lane with full storage back to Sea Spray Drive.
o Military Cutoff Road at Site Access 2 – Right-in/right-out only
 Site access with one ingress lane.
 Construct additional northbound through/right turn lane.
o Military Cutoff Road at Site Access 3 – Full-movement, signalized intersection
 Site access with two ingress lanes and four egress lanes (dual left- and right-turn
lanes.
 Construct additional northbound through/right-turn lane.
 Install traffic signal and connect to city’s signal system.
 Construct dual southbound left-turn lanes with 400-feet of storage.
 Construct northbound right-turn lane with 175-feet of storage.
 Construct northbound U-turn lane with 200-feet of storage.
o Military Cutoff Road at Cayman Court
 Convert northbound right-turn lane to a continuous through/right turn lane, which
will extend to Covil Farm Road, and modify signal to accommodate through lane.
 Extend existing right-turn lane to provide 500-feet of storage.
Figure 2. Surrounding Road Network
• Access to the site is limited to one full-access signalized intersection on Military Cutoff
Road, a single-lane ingress from Station Road, and a road connection that allows
access to a right-in/right-out intersection at Westwood Drive and Military Cutoff Road.
The proposed access would require all traffic leaving the site to exit on to Military
Cutoff Road.
• Staff and the applicant have discussed the possibility of establishing vehicular
connections to the north (Arboretum Drive) and south (Old MacCumber Station Road).
Should the proposal be approved, staff has recommended a condition that a stub
road/drive be provided to the south to allow for a future connection to Old MacCumber
Station Road. The applicant is also pursuing a connection point to Arboretum Drive via
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E. Westwood Drive. As this latter connection would be considered an off-site

improvement, it cannot be conditioned as part of this request.
Proposed Mitigation of Traffic Impacts on Overcapacity Road

•The City of Wilmington allows applicants requesting the rezoning of a property on an
overcapacity road to identify factors that may serve to mitigate the impacts of the
additional development. The applicant for this rezoning request has included options,
summarized in Table 4.1.6 below, to mitigate the impact of the proposed rezoning on
Military Cutoff Road. (Also see Attachment 11)
Table A.4.1.4 Proposed Mitigation of Impacts on Military Cutoff Road

Staff Opinion
Stated Criteria
(agree/disagre Applicant’s Comments
(per applicant)
e/neutral)
Viable Land Use Agree as to The project provides an opportunity to redevelop an existing underutilized site
/Consistent with economic into an urban mixed-use development to serve the growing Military Cutoff
City economic development. Road corridor. As reflected in the City’s Comprehensive Plan, urban mixed-
The project use projects especially in this area of the City are a priority because, among
development
offers other things, mixed uses in a growth area reduce trips by providing residential
priorities (1) (a) considerable options closer to services.
economic
benefits, The Avenue offers a unique and desirable mix and level of development that
including will enhance economic growth and development in Wilmington on par with the
employment North Hills development’s effects in Raleigh and the effects of upscaling
and tax base. South Park Mall in Charlotte. In addition, the Westin will include new state-of-
art convention space, high-end, best-in-class spa, and luxury full-service hotel
As to the mix of accommodations. Among other things, these unique facilities will attract new
uses and trip conventions to the area and increase dollars spent in the local economy.
generation, the
project is a The project takes advantage of and significantly improves upon the existing
regional infrastructure on Military Cutoff Road and provides for additional improved
destination that vehicular access points. In addition, the uses contemplated with The Avenue
has limited project have modified and tailored to provide for a less intensive overall site
integration use (particularly In terms of the balance of proposed commercial uses) than
between the originally contemplated.
residential
component and
the types of
retail services
being proposed.
More efficient As to bicycle The project is located in an area with access to existing public transportation
transportation and pedestrian and bicycle and pedestrian facilities, and the plan includes improvements and
system (2) (b) (e) facilities, agree. uses that are consistent with and supportive of public transportation. The
As to plan provides for a signalized intersection and improved access points to
& (f)
connectivity with Military Cutoff Road.
the surrounding
community, The Avenue has a focus on inter-connectivity with the surrounding
disagree. This community. The Avenue will be pedestrian friendly, including installation of
large-scale pedestrian cross-walk at Station Road and Military Cutoff. This crosswalk will
destination function in connection with the signalized intersection, and will be of particular
project has benefit to the local community, as the closest existing pedestrian crossing
access to one along Military Cutoff Road is located almost two miles to the south at
major street Eastwood Road. The project will have access to public transportation by
(Military Cutoff maintaining an active bus stop.
Road).
The contemplated, NCDOT/WMPO-approved, improvements were designed
to accommodate and absorb the impact of a higher intensity use. In
As to the comparison to the originally contemplated impact of that higher intensity use,
transportation the applicant’s proposed, modified uses reduce Unadjusted Daily Trips by
system 26%, Total Adjusted (Primary) Trips by 32%, Weekday AM Peak Trips by
generally, the 37%, Weekday PM Peak Trips by 33%, and Saturday Midday Peak Trips by
project will 26%.
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implement
improvements The planned traffic improvements would provide an acceptable level of
to Military Cutoff service at the more intensive use originally contemplated by the applicant. As
in the a result of applying those same traffic improvements to the more tailored and
immediate less intensive land use planned for The Avenue under the current proposed
vicinity of the development agreement, the level of service is anticipated to be even better
project, but is at the affected intersections.
unable to
mitigate the In particular, the additional northbound through-lane will extend approximately
additional traffic one-half mile along Military Cutoff Road and will help to accommodate the
loading on heavy northbound through traffic volume. Converting the existing 4-legged
Military Cutoff movement intersection to the proposed T-intersection at Station Road will
as a regional decrease the number of phases at the signal, thus improving delay and
thoroughfare. queueing. As a result, the same or improved delay and queueing is
anticipated at the study intersections compared to future no build conditions.
As T-intersections, these are simpler signals with only 3 phases, which
provide improved operations along the corridor, providing public value and a
major advantage for the traveling public.
Environmentally Agree The project will be zoned Urban Mixed Use and will use LID techniques,
Sensitive including pervious pavement and conservation resource setbacks. The
Development existing development does not use these techniques.
Pattern (3) (a) (b)
Further, two natural ponds exist on the site. These environmentally sensitive
features will be preserved and highlighted in the new development.
Scheduled State Unknown. The The Project will be book-ended by major public improvements to Military
Transportation project includes Cutoff Road, including the proposed Military Cutoff/Eastwood Road flyover
Project (4) (a) & improvements and Military Cutoff/Market Street full interchange.
above what
(b)
would be The Avenue will include traffic mitigation improvements recommended and
required for the approved by NCDOT for a higher intensity proposed use than is currently
proposed contemplated. The project is located on a corridor that has been recently
intensity; improved by an NCDOT project, and which will be further improved as noted
however, the above.
impact of the
Military Cutoff With the scope of improvements roadway contemplated, and the less
Extension is intensive uses planned within The Avenue, the same or improved delay and
unknown, queueing is anticipated at the studied intersections compared to future no
including the build conditions.
possibility that it
will feed
additional traffic
on the roadway
from rapidly
growing areas
to the north.
Site Agree The project is the redevelopment of an existing site that will result in current
Redevelopment stormwater management where it does not exist and additional landscaping to
and Improved significantly improve the appearance of the site. As noted above, two natural
ponds exist on the site, and will be preserved and highlighted in the new
Conditions (5) (a)
development.
& (b)
A.4.2 Transit Service

• Wave Transit provides service to this area via route 104. Staff has included a condition
that the applicant work with WAVE Transit to identify and provide improvements (e.g.
bus shelter) at the existing bus stop or at a relocated stop at the subject site.
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A.4.3 Bicycle and Pedestrian Facilities

• A 10-foot multi-use path exists along the frontage of Military Cutoff Road.
• If approved, clearly defined pedestrian circulation, including sidewalks and crosswalks,
would be required to connect all uses internal to the project. Bicycle and/or pedestrian
connectivity would also be required to adjacent or nearby existing developments.
A.4.4 Public Utilities
• The site has access to public (CFPUA) water and sewer mains. An 8-inch water main
exists along Military Cutoff Road. A 10-inch sewer main runs along the rear of the site.
The CFPUA has indicated that adequate capacity exist to accommodate the proposed
development.
Table A.4.4.1 Cape Fear Public Utilities (CFPUA)
Type Ownership Size Location
Water Main (Existing) CFPUA 8-inch Military Cutoff Road
Sewer Main (Existing) CFPUA 10-inch Located along rear of property
A.4.5 Stormwater
• The site must meet the standards for exceptional design for the proposed impervious
coverage. A stormwater management permit is required. Designs for on-site
stormwater management would be reviewed for compliance with the city’s stormwater
management regulations.
A4.6 Environmental
• The site is located within a Watershed Resource Protection area as identified on the
2006 CAMA Land Classification Map. Projects located in these areas are limited to 2.5
units per acre and 25% impervious coverage unless the site meets the standards for
exceptional design. The site must meet the standards for exceptional design for the
proposed density and impervious coverage.
• A portion of the site is located within 575 feet of Outstanding Resource Waters (ORW)
and within CAMA Area of Environmental Concern (AEC). These areas will be limited to
maximum of 25% impervious coverage.
A.4.7 Buffers, Landscaping, & Trees
• A landscaping plan that complies with city standards would be required prior to
construction release.
• All regulated trees located outside of essential site improvements must be retained or
mitigated and all significant trees located outside of proposed building footprints (up to
a maximum of 25% lot coverage) must be retained or mitigated.
A.4.8 Buffers
• The applicant proposes to construct two structured parking decks that would provide
parking to the proposed apartment units, hotel, and medical and professional offices.
Several surface parking lots are also proposed to provide parking for the retail
components of the project. The applicant proposes 1,600 parking spaces within the
proposed parking decks and 465 surface and on-street parking spaces for a total of
2,065 spaces.
Table 4.8.1 Parking Requirements
Use Parking Minimum Parking Maximum
Apartments None in UMX 2.5 spaces/unit (1,313)
Hotel None in UMX 150% of Min. (231)
Office None in UMX 1 space/200 sq ft (704)
Retail None in UMX 1 space/200 sq ft (575)
Restaurant None in UMX 1 space/65 sq ft (246)
Total Spaces NA 3,049
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A4.9 Other Reviews

• The city’s Technical Review Committee (TRC) reviewed the concept plan for this
proposal at their 10/27/16 and 3/29/18 meetings. The proposed street connecting to
Military Cutoff Road and any other dedicated street rights-of-way will require review
and approval by the city’s Subdivision Review Board. The project will require full site
plan review and approval from the TRC prior to construction release.
B. Special Use Permit
B.1 Proposal
• The applicant has requested to rezone the subject site to UMX (CD), Urban Mixed-use
(Conditional District). The Land Development Code (LDC) limits the height of
structures in the UMX district to four stories or a maximum of 45 feet by right, or 55
feet with the inclusion of structured parking. Structures up to a maximum of 75 feet
may be permitted upon the issuance of a special use permit or entry into a
development agreement in accordance with NC General Statures that provide for such
increase.
• The applicant requests the issuance of a Special Use Permit to allow an increase
in height up to 75 feet for four of the proposed structures (hotel and three mixed-
use buildings).
Figure B1.1 Buildings Proposed for a Height of Up to 75 Feet.
Height increase
requested up to
75 feet
• The UMX District, for which the applicant is requesting rezoning, sets forth the
following standards for building height:
Section 18-204. UMX Urban Mixed-use District
***
(c) General regulations
***
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(2) Building setbacks

***
b. Outside the 1945 Corporate Limits, where buildings abut single-family zoning
districts, building heights shall be limited within certain setbacks, according to
the following table:
Minimum setback from single- Maximum building height

family zoning district
35 feet 35 feet
45 feet 45 feet
45 feet 55 feet*
45 feet 75 feet**
*Only applicable to properties outside of the 1945 corporate limits along arterial or internal collector streets
and when structured parking is provided
**Requires special use permit or applicable terms of an approved development agreement North Carolina
General Statutes §§160A-400.20 through 160A-400.32
• A special use permit is required to allow an increase in height up to 75 feet for the
proposed structures.
• The 75-foot structures must be setback a minimum of 45 feet from the adjacent R-15
zoning districts (Landfall, Lance Drive, Old MacCumber Station Road). The proposed
structures are no less than 160 feet from any adjacent single-family residential district.
B.2 Standard Special Use Requirements
• In addition to the provision calling for a special use permit for the 75-foot height
requested, all four of the following factors must be found to exist for any special
use permit to be granted:
a. That the use will not materially endanger the public health or safety if located
where proposed and developed according to the plan as submitted and
approved by the issuance of the special use permit;
b. That the use meets all required conditions and specifications;
c. That the use will not substantially injure the value of adjoining or abutting
property, or that the use is a public necessity; and
d. That 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 city's comprehensive plan, the CAMA
plan, and adopted special area plans (i.e. corridor plans, neighborhood plans,
Wilmington Vision 2020: A Waterfront Downtown Plan).
B.3 Findings of Fact
• The following findings of fact will be made part of the record for this project:
1) The applicant proposes to rezone the subject property from MHP, Manufactured
Housing Park District and SHOD (Special Highway Overlay District) to UMX (CD),
Urban Mixed-Use District (Conditional District) without the SHOD for the
construction of a large-scale mixed-use development.
2) The Land Development Code (LDC) limits the height of structures in the UMX
district to four stories or a maximum of 45 feet by right, or 55 feet with the inclusion
of structured parking. Structures up to a maximum of 75 feet may be permitted
upon the issuance of a special use permit or entry into a development agreement
in accordance with NC General Statures that provide for such increase.
3) The applicant has requested the issuance of a Special Use Permit to allow an
increase in height up to 75 feet for four of the proposed structures (hotel and three
mixed-use buildings).
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4) Single-family zoning abuts the subject site on all sides. The UMX district requires
buildings that are 75 feet in height to be setback a minimum of 45 feet from single-
family zoning districts.
5) The proposed 75-foot tall structures must be setback a minimum of 45 feet from
the adjacent R-15 zoning districts. The structures are setback no less than 160 feet
from the existing R-15 districts.
CONSISTENCY WITH ADOPTED PLANS
Create Wilmington Comprehensive Plan

The site is identified as within a Greenfield Sites as Multi-use Places Area of Opportunity
and is adjacent to an identified Neighborhood Node. The site is also located along an
identified High-capacity Transit Route. The comprehensive plans calls for mixed-use
development that includes multi-modal connections to adjacent areas, provides abundant
open space, utilizes structured parking to minimize surface parking, and incorporates
building and site designs that create walkable streetscapes. Neighborhood Nodes are
identified as small-scale centers that provide office and retail uses in a central neighborhood
locations with limited height, pedestrian friendly designs, and multiple bike and pedestrian
connections.
The Comprehensive Plan further calls for developments to establish a well-connected

system of streets, paths, and sidewalks that provide multi-modal access to and from
surrounding areas, offering an alternative means of access along our major road corridors.
The plan supports higher-density development along planned transit routes to support the
required demand to operate the public transit system. The Comprehensive Plan encourages
the inclusion of office space in mixed-use developments to fill a demand for this product type
in the region. The plan supports diverse and accessible lodging and accommodations to
support tourism growth in the area. The Plan also calls for the creation of “main streets” that
serve as public gathering spaces and central focal points for developments. Thus, the
proposed development is consistent with some Comprehensive Plan principles and
inconsistent with others.
The following analysis examines the proposal relative to the policies of the City’s
Comprehensive Plan in greater detail. Policies that most pertain to the proposed
amendment are provided below. Policies identified range from those in strong support of the
project to those in strong non-support. Not all policies carry equal weight, and may depend
on the specifics of the proposal. It should be noted that, for the Avenue project, many
policies have elements of both support and non-support due to the high quality design
internal to the project offset by other, less positive aspects of the project relative to the
surrounding context. The policy analysis uses the following symbology:
Strong Support Modest Support Modest Non-support Strong Non-support
Map Mixed Use Centers

Neighborhood Node
Size small-scale centers of activity appropriately to the neighborhood.
Offer some retail and office uses in a central neighborhood location.
Situate buildings close to the street, with parking placed behind.
Scale buildings at heights of one - three stories; buildings should be compatible with surrounding
character areas.
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Include multiple bike and pedestrian connections to surrounding residential areas.

Screen surface parking lots, and design lots to enhance rather than inhibit pedestrian mobility.
Comments: The closest Mixed Use Center to this location is a Neighborhood Node located at the
intersection of Military Cutoff and Station roads. This section of policies compares the Avenue
project with the intended development of a Neighborhood Node.
Map Areas of Opportunity
Greenfield Sites as Multi-use Places
Encourage town centers and other suburban mixed-use development types.
Make connections to adjacent areas and incorporate them into new development.
Provide abundant open space and buffers along low-density neighborhoods, but integrate with
existing multifamily and commercial areas.
Maximize structured parking and concealed parking and minimize the use of large surface parking
lots.
Ensure a walkable block structure and a clear hierarchy of complete streets.
Provide Main Streets with pedestrian-friendly storefronts and street furniture.
Map Corridors & Complete Streets
Major Corridors & Regional Parkways
Prioritize motor vehicle mobility.
Comments: While the project includes substantial improvements to the Military Cutoff Road corridor, the
site has limited points of access directing all traffic to and from Military Cutoff Road.
Map Transit that Works
High-capacity Transit Route
Improve transit service along these priority transit corridors, along with higher-density development
in order to establish and contribute to the required demand to operate the service.
Map Green Connections & Open Spaces
Multi-use Paths & Bike Lanes
Include a physical separation between motor vehicle traffic and multi-use paths; improve use
pedestrian street crossings.
Greenways, Trails, Alleys, & Riverwalks
Create strategic connections between areas.
Policies 1 Development and City Building
Citywide Growth
1.2.1 Development should create places, streets, and spaces that are visually attractive,
safe, accessible, functional, inclusive, have their own distinct identities, and maintain
or improve desired character.
1.2.2 Development should occur in a compact pattern that reinforces the efficient provision
of public services and utilities, improves the performance of the transportation
network, preserves open space, and reduces negative impacts of low-intensity and
noncontiguous development patterns.
1.2.3 Large-scale development should include provisions for parks, community facilities,
and other amenities to help meet the demands created by the development.
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Land Use and Transportation

1.3.3 Development should provide pedestrian and vehicular connections between and
within individual development sites to provide alternative means of access along
corridors.
1.3.4 Mixed-use development that provides a range of services within walking distance of
integrated residential development should be promoted as a way to help reduce
motor vehicle trips. Developments that reduce reliance on single-occupancy motor
vehicles should be supported.
1.3.8 Pedestrian-friendly and transit-supportive development patterns should be promoted
along multimodal corridors and areas identified for intensive transit investments.
1.3.9 Development near major road intersections or interchanges should cluster to create a
node or nodes at the intersection, preferably including vertical and horizontal mix of
uses.
Compatibility
1.4.1 Quality design and site planning should be promoted so that new development infill
and redevelopment is implemented with minimal adverse impacts on desired
character of the existing built environment.
Mixed-use Development
1.5.1 Mixed-use centers should be made up of a diverse mix of uses and integrated design
that avoids segregation of uses. Centers should have well-planned public spaces that
bring people together and provide opportunities for active living and social
interactions.
1.5.2 Integration and mix of uses should be provided within all “Areas of Opportunity” and
“Mixed-use Centers” identified in the Growth Strategies Maps. These developments
may vary in scale and intensity, but should all contribute to the city’s livability,
manage future growth, and provide bike, pedestrian, and transit accessible
destinations.
1.5.3 The development of mixed-use activity centers with multimodal transportation
connections should be promoted. Convenient and accessible residential and
employment should be a part of mixed-use centers.
Mixed-use Development
1.7.3 The need to increase housing supply, neighborhood commerce, and to mature as a
city should be balanced with the need to protect desired neighborhood character,
preserve historic resources, and protect the natural environment.
Retail Land Uses
1.9.2 Regional retail development, including “big box” and regional malls, should be located
where access is available from at least two major roadways, with access via both
roadways; internal connections should be supported.
Comments: Given the strong destination aspect of the Avenue, staff considers the project as a
development with regional impacts; such developments may be retail, institutional, medical, a mixture of
uses, or otherwise. Uses of such scale and intensity should ideally have access to at least two major
roadways.
Infill and Redevelopment
1.11.3 Areas well-suited for infill and redevelopment, should be redeveloped in a way that
maintains or enhances the desired character of the surrounding area, improves
access to goods, services, and amenities, increases housing options, and improves
the overall quality of life in the vicinity.
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Policies 2 Transportation
Land Use and Transportation Coordination
2.1.2 Safe and attractive transportation choices among all modes should be encouraged
through street patterns that consider multimodal transportation alternatives and
access to and circulation between adjacent neighborhoods, parks, and commercial
and employment centers.
Street Systems
2.2.1 Gaps in the street system should be eliminated by providing for network connectivity.
The existing grid network should be preserved and extended where feasible to
increase overall connectivity.
2.2.2 New residential, commercial, and mixed-use developments that require construction
or extension of roadways should include a multimodal network. The use of cul-de-
sacs and dead-end streets should be minimized.
2.2.3 New development should be encouraged to connect to the existing street network
through collector streets, which should tie into the existing network at multiple points
to improve trip distribution and emergency access. Street stubs for future connections
should be encouraged.
Transportation Demand Management
2.5.9 Transit-oriented development should be encouraged. Planning for transportation,
transit stop locations, public spaces, density, and land use should be coordinated,
and high-density, mixed-use development patterns should be encouraged around
express bus lines, the planned multimodal transportation center downtown, and any
future transit stations.
Bicycle and Pedestrian Circulation
2.6.1 Bicycle and pedestrian circulation, access, and safety should be enhanced,
especially along corridors, downtown, in activity and employment centers, within
densely-developed areas, at transit stations, and near schools, libraries, and parks.
Parking Management
2.7.1 The amount of land devoted to surface parking should be minimized through
measures such as parking decks and underground parking, shared parking, flexible
ordinance requirements, improved parking standards, the implementation of
transportation demand management plans, and provision of public transit to reduce
parking needs.
2.7.2 Parking and development that encourages multiple destinations within pedestrian-
connected areas should be encouraged.
2.7.4 On-street parking and drop-off areas should be located adjacent to sidewalks as a
buffer to vehicular traffic, to maximize on-street parking turn-over, and for customer
convenience. Excessive parking between sidewalks and building fronts should be
discouraged.
Policies 3 Housing
Diversity of Housing Options
3.1.6 “Location-efficient housing” should be promoted, encouraged, and preserved where
already existing to help supply Wilmington with diverse housing options that are
accessible to individuals and families of all incomes, needs, and preferences.
Policies 4 Parks, Recreation, and Open Space
Greenways, Blueways, Trails, and Connectivity
4.2.2 Neighborhood connectivity to trails and greenways should be facilitated. Connections
between neighborhoods, shopping centers, schools, transit stops, and employment
centers should function as transportation alternatives in addition to recreational
amenities.
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Policies 5 Economic Development

Commercial Corridor Reinvestment
5.1.2 Mixed-use redevelopment should be promoted as a means of revitalizing and
enhancing economic development in commercial corridors and creating transit- and
pedestrian-oriented development patterns.
Economic Development and Land Use
5.5.5 Land use patterns and zoning regulations should support retail, office, and mixed-use
infill and should not push retail to edge locations or promote the abandonment of
existing retail centers. Emerging and re-emerging retail districts should be identified
and encouraged to capitalize on those specific characteristics and niches that make
them distinctive and desirable to patronize.
Tourism and Hospitality
5.6.3 Diverse and accessible lodging and accommodations to support tourism growth
should be supported through partnerships with developers, investors, and other local
organizations.
Policies 6 Environment and Natural Resources
Watershed Protection and Restoration
6.1.1 Restoration, protection, enhancement, and maintenance of watersheds should be a
priority. Existing programs and partnerships with the University North Carolina at
Wilmington and other partners to address water quality should be continued and
expanded.
Sensitive Natural Areas
6.2.2 Opportunities and incentives to mitigate the loss of sensitive areas that occur as part
of the development process should be identified. Impact reduction and avoidance
measures should be based on criteria that take environmentally sensitive natural
areas and habitats into consideration.
Air Quality
6.4.1 Walkable and bikeable communities, public transit, and integrated land use and
transportation planning should be promoted and encouraged to help reduce motor
vehicle emissions.
Policies 8 Community Facilities and Services
Infrastructure
8.1.8 The impacts on the stormwater system from major sources of stormwater runoff,
including buildings, roads, and parking lots should be considered. Sustainable
infrastructure techniques that use soils and vegetation to capture, clean, and reuse
stormwater runoff to reduce runoff velocity and improve water quality should be
implemented.
8.1.17 Growth and redevelopment should be encouraged in areas already served by
adequate utility infrastructure. Utilities extension policies that maximize environmental
sensitivity, encourage greater infill and redevelopment in already urbanized areas,
and protect rural and undeveloped areas should be utilized.
Policies 9 Urban Design and Placemaking
Unique Wilmington
9.1.1 The public realm should be anchored by quality architecture with human-scale
elements that are conducive to pedestrian comfort and mobility.
9.1.2 Visual interest should be created with well-designed building facades, storefront
windows, and attractive signage and lighting. Poorly articulated, monolithic or box-like
facades should be avoided, especially those placing large, blank walls adjoining
public spaces.
15
9.1.3 The established façade lines and rhythm of buildings along city streets should be
maintained by aligning the front walls of new construction with the prevailing facades
of adjacent buildings. Where expansive parking lots adjoin public rights-of-way,
consideration should be given to locating buildings appropriately to the street, with
most parking located to the side and rear of buildings.
9.1.8 New development should reflect the context within which it is constructed, both in
terms of architectural style and urban form. The adaptive reuse of unique buildings
and landscape elements should be encouraged.
Public Space Network
9.2.1 The strategic transformation of public and private spaces into meaningful places
through placemaking should be encouraged. Wilmington should have a robust, well-
connected network of public and semipublic spaces.
9.2.2 Parks, plazas, and other gathering spaces should be designed to be attractive,
accessible, and usable through the orientation and design of adjacent buildings,
connections to nearby areas, and should allow for informal and programmed events.
Pedestrian-oriented Placemaking
9.3.1 Mixed-use buildings and multi-use development sites should be encouraged where
appropriate. Infill development that creates a destination for existing land uses should
include opportunities for cross-site pedestrian connections, shared parking
arrangements and other strategies to enhance mixed-use environments.
9.3.2 Comfortable, safe, and convenient pedestrian places should be promoted through
buildings that face the street, avoidance of deep front setbacks, and providing direct
pedestrian connections and entries along the public space network.
9.3.4 Attractive and interesting commercial streetscapes should be created by promoting
active ground-floor uses, creating desirable street activities, minimizing curb cuts and
driveways, and avoiding windowless facades and large gaps in the street wall.
9.3.7 On-street parking should be provided along pedestrian-oriented streets to act as a
buffer from vehicular traffic. Surface parking should be confined to the rear or side of
buildings.
Neighborhoods
9.5.2 Clear and safe pedestrian networks within, through, and between neighborhoods
should be enhanced. Opportunities to connect existing neighborhoods to adjacent
commercial centers and community facilities and services should be explored.
9.5.5 Buffers and gradual building height changes should be used to transition between
established neighborhoods and higher-density development, though this should not
disrupt or prevent connections between compatible and complementary land uses.
Mixed-use Centers and Places
9.6.1 New housing of mixed types and prices should be encouraged in proximity to and
within employment areas, Mixed-use Centers, and Neighborhood Nodes, as identified
on the Growth Strategies Maps.
9.6.2 Redevelopment, infill, and mixed uses should be facilitated in areas designated as
Mixed-use Centers and Neighborhood Nodes, with a centrally-located signature
public space or destination as a focal point, such as an urban plaza or commercial
street lined with active building frontages.
9.6.3 Infill and redevelopment should enhance the desirable characteristics that make each
part of Wilmington unique. New neighborhood centers and mixed-use developments
should use one or more “main streets” and public gathering spaces as a central focal
point.
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Urban & Mixed/Semi-Urban Frontages

Urban frontages are appropriate in both traditional urban areas and new urban areas,
including downtown, pedestrian business districts, and transit-oriented development areas.
Urban frontages should be used to create street walls and a pedestrian-oriented
environment. In this setting, vehicular access and front door parking are accommodated on-
street. Off-street parking is located to the side, rear, or under buildings, but never between
the buildings and the street.
A mixed, or semi-urban frontage may also be used in intensifying suburban areas,

particularly where multimodal investments are planned and where on-street parking is not a
feasible option for front door access. In such areas, urban frontages may be used and would
likely be confined to side or interior streets where on-street parking could be
accommodated. Elsewhere, off-street front door parking would be available, but limited in
depth so that pedestrian connections remain convenient and direct (Also see Attachment 6).
Civic Side Semi-urban Semi-urban Parkway

Main entries and windows Main entries and windows Limited front parking. Frontage has some green
up to the sidewalk. towards side parking. space or front yard.
Urban Frontages Mixed/Semi-Urban Frontages
City of Wilmington Strategic Plan

The proposal presents elements of support and non-support from the City of Wilmington
Strategic Plan. While the project would support tourism growth and help create a transit- and
pedestrian-oriented development pattern, the limited site access would result in a large
amount of traffic to be added to one of the city’s major road corridors. Focus Areas that
pertain to the proposal include the following:
Foster a Prosperous, Thriving Economy:

• The City will promote opportunity and prosperity by fostering sustainable, regionally
coordinated economic growth and development strategies for creating jobs, building
a strong workforce, facilitating commerce and business vitality.
Support Efficient Transportation Systems

• The City will advocate for, develop, and maintain diverse modes of transportation
needed for an inclusive, connected community. Greenways, pedestrian and bicycle
amenities and a regionally focused multi-modal transportation system will increase
mobility and regional connectivity.
Provide Sustainability and Adaptability

• The city will protect and preserve our natural resources with quality design for the
built environment. The city will make strategic decisions focused on the long-term
financial, physical, and social health of the entire city to enhance our ability to
respond to changing economic and demographic conditions. Our actions will be
based on a shared commitment to inclusiveness, equity, and continuous
improvement.
17
CONCLUSIONS
The applicant proposes to rezone the subject property for the construction of a large-scale
development that includes a hotel, office, retail space, and apartments. The project will
require a new median break and traffic signal on Military Cutoff Road. This new traffic signal
would provide the primary access for the proposed mixed-use development. The project
includes structured and on-street parking to accommodate the proposed density.
The Comprehensive Plan calls for balanced, mixed-use development that includes multi-
modal connections, abundant open space, structured parking, and walkable streetscapes.
The plan also calls for developments to establish a well-connected system of streets, paths,
and sidewalks that provide multi-modal access to and from surrounding areas, offering an
alternative means of access along our major road corridors. The plan supports higher-
density development along planned transit routes to support the required demand to operate
the public transit system. The plan also supports diverse and accessible lodging and
accommodations to support tourism growth in the area.
The proposed development has numerous desirable features consistent with the policies of
the Comprehensive Plan. The project would provide additional lodging options that would
support tourism growth. The project would create a pedestrian-oriented development pattern
within its bounds. The primary concern is the potential number of vehicle trips and the
intensity of this development at this location on Military Cutoff Road. The applicant is
pursuing additional road connections to the north and south of the site, but there is currently
no guarantee that these connections will be established and it is unknown what impact
these connections would have on the overall trip distribution for the project. The project
would have a significant positive economic development impact by supporting tourism
growth as well as the city’s tax base. The limited access to the site would result in a large
amount of traffic being added to one of the city’s major road corridors that is already
operating over its capacity.
RECOMMENDED CONDITIONS IF APPROVED
If the Planning Commission elects to recommend approval of the conditional district

rezoning and the special use permit, staff recommends that the following conditions be
applied:
1. The property shall be subject to all of the specific requirements stated in the Land
Development Code for the proposed use as well as any additional conditions stated
below.
2. The use and development of the subject property shall comply with all other
supplemental regulations and requirements imposed by the Land Development Code or
any other applicable federal, state or local law, ordinance or regulation. In the event of a
conflict, the more stringent requirement or higher standard shall apply.
3. If, for any reason, any condition for approval is found to be illegal or invalid or if the
applicant should fail to accept any condition following approval, the approval of the site
plan for the district shall be null and void and of no effect and proceedings shall be
instituted to rezone the property to its previous zoning classification.
4. The use and development of the subject property shall be in accordance with the plans
and elevations as submitted and approved.
5. The proposed use shall be limited to 525 apartment units, a 231-room hotel, 140,700
square feet of office space, 115,000 square feet of retail space, and 16,000 square feet
of restaurant space.
18
6. All building heights shall be in accordance with the plan as submitted and approved. The
maximum height of the hotel and three mixed-use buildings (four buildings total) shall be
75 feet.
7. The design of all above-grade parking structures shall relate to the context of the area.
Exterior walls of parking structures shall be designed with materials, colors, and
architectural articulation in a manner that provides a visual compatibility with adjacent
buildings and environment.
8. Pedestrian circulation shall be clearly defined with paving materials and/or landscaping
and shall connect all uses. Sidewalks and crosswalks shall be provided within new
developments. Bicycle and/or pedestrian connectivity to adjacent or nearby
developments shall be required.
9. Pedestrian connections shall be provided to the north to Arboretum Drive and to the
south to the adjacent apartment community along Old MacCumber Station Road.
10. The proposed stormwater shall be managed through low impact development such as
underground infiltration, use of pervious pavements, and disconnection of impervious
surfaces in the overall stormwater design. The stormwater management plan shall
comply with all City of Wilmington and NC-DEMLR stormwater management rules and
regulations
11. The applicant shall work with WAVE Transit to make transit stop improvements,
including but not limited to a bus shelter, at the existing transit stop located at East
Westwood Drive and Military Cutoff Road or at a relocated stop at the subject site.
12. Exterior site lighting shall be installed so as not to shine directly onto adjacent residential
parcels.
13. All existing protected trees not located within the building foot print or impacted by
essential site improvements shall be preserved or mitigated.
14. Any freestanding sign(s) on the site shall be monument style with landscaping around
the base of the sign; no pole signs shall be permitted.
15. The use of pine straw as ground cover shall be prohibited within ten (10) feet of any
combustible exterior construction.
16. The creative standard shall not be used to satisfy the streetyard landscaping
requirements.
17. Requirements of the approved Traffic Impact Analysis (TIA) must be completed prior to
issuance of a certificate of occupancy.
18. Any necessary acquisition and/or dedication of land for rights-of-way for developer
required improvements shall be made by the owners and at their expense.
19. The applicant shall provide a stub connection to the southern property line to allow for a
future vehicular connection to Old MacCumber Station Road.
20. All city, state and federal regulations shall be followed.
Additional Conditions Proposed by the Applicant
21. All pedestrian connections and/or easements shall be provided in accordance with the
plan as submitted and approved.
22. The owner will cooperate to add an access point to adjacent properties for at least one
of the potential access points (as shown on the plan) at such time as an applicable
owner adjacent to one of the potential access points shown on the plan approves such
access point (and any other necessary consents are obtained therefor, as well).
23. To the extent that the city’s landscaping requirements require street trees, the owner
may landscape streets with variable spacing and species selection (including, without
limitation, palm trees, whether as street trees or otherwise, consistent with the presently
contemplated landscaping theme of the project), and to vary placement so that some
street sections have trees only on one side, so long as the total number of street trees
remains the same as otherwise required.
24. The following uses shall not be allowed with the Project, regardless of whether such
uses may otherwise be permitted in UMX zoning under the Land Development Code:
19
a. Adult establishments.
b. Electronic gaming.
c. Garbage collection, private.
d. Gas companies.
e. Manufactured homes sales.
f. Motor freight companies.
g. Movers, van lines, and storage.
h. Nightclubs.
i. Group home supportive, small, medium, large.
j. Automobile renting and leasing.
k. Contractor equipment or supply dealers and service.
l. Contractor storage yard.
m. Dormitories.
n. Group day facility.
o. Industrial and manufacturing uses greater than ten thousand (10,000) square feet.
p. Motor vehicle dealers, including automobiles, boat dealers, motorcycles, recreational
vehicles, and utility trailers.
q. Group home residential.
r. Dwellings single-family.
s. Duplex, triplex, quadraplex.
t. Townhomes.  
u. Family care home or group home supportive.
v. Veterinary services with enclosed pens.  
w. Lawn and garden stores.
x. High turnover sit down restaurants.
y. Supermarket in excess of 10,000 square feet.
z. Convenience store with gas pumps.
25. Reallocation of density between categories may be allowed. For purposes of reallocating
density, one hotel room will be deemed equal to 1,000 square feet of another proposed
use, and one apartment unit will be deemed equal to 1,500 square feet of another
proposed use category. Categorical re-allocation of uses shall require TRC and SRB
review and approval.
NEIGHBORHOOD CONTACT
Planning Commission City Council
Signs Posted 4/17/18
Property Owner Letters 4/17/18
Advertisement Date(s) 4/27/18
Other – Contact(s) Bill Shell, Bill Lynch, Michael
Praat, Dave Billitto, CeCe Nunn,
Pam McNeil, John McNeil,
Rainelle Mishoe, Brandon
Shope, Rob Ill, Debby Ill, Tom
Priestley, Cynthia Isyk, Harper
Peterson, Sandy Slocum, Brett
Bailey, Leon Socha, John Boyd,
Sherry O’Daniel
Community Meeting: 4/25/18
20
ACTIONS TO DATE
Planning Commission 5/2/18; Scheduled for Public Hearing

City Council Action Pending
ATTACHMENTS
1. Conditional District Rezoning Application (Dated 3/16/18)

2. Special Use Permit Application (Dated 3/16/18)
3. Aerial Map (Dated 3/21/18)
4. Location and Zoning Map (Dated 3/21/18)
5. Create Wilmington Growth Strategies Map (Adopted 3/1/16)
6. Create Wilmington Frontage Types (Adopted 3/1/16)
7. Project Narrative (Dated 3/16/18)
8. Proposed Site Plan (Dated 4/17/18)
9. Proposed Building Elevations (Dated 3/16/18)
10. Options to Mitigate Impact of Rezonings on Overcapacity Roads (Adopted 5/7/13)
11. Justification for Impact on Over-capacity Road (Dated 7/25/17)
12. Traffic Impact Analysis (TIA) Approval Letter (Dated 6/9/17)
13. Additional Adjacents Notified by Staff
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Attachment 6
Attachment 7
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Attachment 7
SITE DATA LEGEND GENERAL NOTES
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Attachment 8
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POINT SITE AREA = 44.5± ACRES DR 1. THIS PLAN IS BASED ON SURVEY BY OTHERS. CAPE FEAR ENGINEERING HAS NOT PERFORMED
PROJECT BOUNDARY
DR
ANY VERIFICATION OF EXISTING CONDITIONS.
SANDCASTLE CT
R
EXISTING ZONING: MHP FZCE D
FZ
L AN U U 2. A PORTION OF THE SITE IS LOCATED WITHIN THE MILITARY CUTOFF SPECIAL HIGHWAY
PROPOSED ZONING: UMX (CD) W W OVERLAY DISTRICT (SHOD); HOWEVER, WITH APPROVAL OF CONDITIONAL REZONE TO URBAN
WETLANDS W MIXED USE (UMX) THE SHOD REQUIREMENTS WILL NOT APPLY.
SITE ADDRESS: 347, MILITARY CUTOFF RD. WU
349 MILITARY CUTOFF RD. U 3. ALL UTILITY AND EQUIPMENT SHALL BE SCREENED IN ACCORDANCE WITH CITY OF WILMINGTON
565 MILITARY CUTOFF RD. SITE LAND DEVELOPMENT CODE SECTION 18-204(c)(4).
D
302 LANCE DRIVE FZ 50' CONSERVATION
CUTOFF R
FZ
306 LANCE DRIVE RESOURCE "SWAMP 4. ALL SITE LIGHTING SHALL BE LOCATED, ANGLED, SHIELDED AND/OR LIMITED IN INTENSITY SO
OL ATI
WAVE TRANSIT 128 E. WESTWOOD DR FOREST" SETBACK
ST
AS TO CAST NO DIRECT LIGHT UPON ADJACENT PROPERTIES, SHALL MINIMIZE OFF-SITE
D ON
MA R
STATION BACKLIGHTING GLARE, AND UP-LIGHTING. LIGHT POST SHALL BE NO TALLER THAN TWELVE (12)
MILITARY
CA
CC D
PARCEL IDS: R05105-001-023-000 & R05100-002-008-000 & FEET.
YM
UM
R05105-001-024-000 EXISTING WATER
AN
BE
THE NORRIS SHIRLEY RUTH TRUST & R05105-001-015-001 & R05105-001-015-000 & SURFACE
CT
R
5. TRASH CONTAINMENT SHALL BE LOCATED WITHIN A BUILDING WHERE POSSIBLE. IF TRASH
103.2'± ZONED: MHP R05105-001-019-000 CONTAINMENT, INCLUDING AREAS FOR HOLDING RECYCLING, CANNOT BE ACCOMMODATED
DB 4748 PG 300
STATION PLACE POA INC R05105-001-022-000 DEED REFERENCE: DB 1335 PG 019, DB5619 PG 1573, DB 1220 PG 1622, VICINITY MAP (NOT TO SCALE) ORW SETBACK
WITHIN A BUILDING, IT SHALL BE PLACED ON THE REAR SIDE OF THE BUILDING AND SHALL BE
COMPLETELY ENCLOSED AND SCREENED FROM VIEW OF PUBLIC RIGHT-OF-WAYS WITH AN
FZ
ZONED:O&I-1 DB 5949 PG 965,
FZ
OE (STORMWATER) OPAQUE FENCE OR WALL AND/OR PLANT MATERIALS AS APPROVED BY THE TECHNICAL REVIEW
DB 5641 PG 2097 DB 2587 PG 146, DB 9901 PG 501
R05105-001-022-000 20' B COMMITTEE. THE ENCLOSURE SHALL BE AT LEAST ONE (1) FOOT TALLER THAT THE HIGHEST
U FFE POINT OF THE TRASH RECEPTACLE. CHAIN LINK AND EXPOSED CONCRETE BLOCKS ARE
R THE SITE IS A DESIGNATED AREA OF HIGH INTENSITY FROM THE COMP
ORW SETBACK
SIGNALIZED (CAMA) PROHIBITED.
PLAN.
CROSSWALK
6. OPEN WIRE FENCING, INCLUDING CHAIN LINK, HURRICANE FENCING, AND BARBED WIRE IS
FZ
EX
MAXIMUM BUILDING AREA: 1,750,000 SF FZ
PROHIBITED. WITHIN FRONT YARDS, FENCE HEIGHTS MAY NOT EXCEED FOUR (4) FEET.
500-YEAR FLOOD ZONE
FZ
FZ
CH
OE
AN
100-YEAR FLOOD ZONE 7. BUILDING DESIGN SHALL COMPLY WITH CITY OF WILMINGTON LAND DEVELOPMENT CODE
NE
FZ SECTION 18-204(d).
FZ
L
HALL W GREGORY FZ
SARAH F
APPROX. SHOD (IN)
40.0'
FZ
ZONED: MHP 8. ALL SIGNAGE SHALL COMPLY WITH CITY OF WILMINGTON LAND DEVELOPMENT CODE
DB 3693 PG 935 ZONING LINE (OUT)
R05105-001-021-000
100' MIN FZ
PARKING NOTES
OE
FZ
BULLOCK GREGORY T PARKING DECK
DANIELLE N
ZONED:R-15 FZ
FZ
DB 5893 PG 2698 1. THERE ARE NO MINIMUM PARKING REQUIREMENTS. PARKING SHALL NOT EXCEED THE MAXIMUM
R05000-006-054-000
BUILDING
PARKING REQUIREMENTS ESTABLISHED FOR ANY USE IN ARTICLE 9 OF CITY OF WILMINGTON
RELOCATED LAND DEVELOPMENT CODE.
RANDOLPH MULTI-USE PATH
JANE A PEYTON
OE
MAXIMUM PARKING (PER ARTICLE 9)
FZ
ZONED:R-15 PAVED ROADWAY
BOYD JOHN R JR MELBA
EX
DB 5881 PG 902 FAYE LIFE EST
R05000-006-055-000 ZONED: MHP RETAIL: 115,000 SF / 200 = 575
CH
DB 5575 PG 2542 FZ RESTAURANT: 16,000 SF / 65 = 246
AN
OUT PARCEL "A" R05105-001-019-000 PARKING
FZ
FZ HOTEL: 231 ROOMS X 1 = 231
NE
0.71 AC± FZ OFFICE: 140,700 SF / 200 = 703.5
L
FZ
RESIDENTIAL: 525 UNITS X 2.5 = 1312.5
PLEASANT GLENDA HEIRS SIDEWALKS TOTAL MAX. 3,068 SPACES
FZ
ZONED:R-15 FZ
DB 9911 PG 2916 FZ WALKING TRAIL
R05000-006-056-000 PARKING PROVIDED
THE FRANK H. PARKING DECKS = 1600
SS
OE
KENAN CHAPEL AT PROPOSED SURFACE PARKING = 465

PHASE 4
FZ
LANDFALL RIGHT-OF-WAY
W
TOTAL PROVIDED = 2,065 SPACES
U
D.B. 2642, PG. 206
W
MERLACK FAMILY TRUST DANIEL LEE HOUSE, JR.
SS
WESTWOOD HEIGHTS ZONED: R-20
ZONED:R-15 D.B. 5652, PG. 1171 D.B. FZ PHASE LINE 2. BICYCLE PARKING SHALL BE PROVIDED AS FOLLOWS
FZ
LOTS 12R, 13R AND R05105-007-006-000
W
5652, PG. 1168 ZONED: R-20
U
W
DB 3921 PG 0201 14R M.B. 51, PG. 289
FZ
OE
R05000-006-057-000 R05105-001-011-000
WATER
SS
W W W COMMERCIAL/RETAIL: 115,000 SF / 1,000 = 115
OUT PARCEL "B" JOSEPH E.
RESIDENTIAL: 525 UNITS X 1 = 525
JOHNSON AND
OE
W
0.88 AC± WIFE KAREN SEWER SS SS SS
OFFICE: 140,000 SF / 5,000 = 28
SS
MOCCASIN CREEK II LLC
JOHNSON TOTAL = 668
D.B. 5556, PG. 2695
U
W
FZ
ZONED:R-15 U TREE TO BE REMOVED
W
EL
W
HALL YVONNE D ZONED: R-20
DB 5563 PG 2528
R05105-001-012-000 ANN
SS
ZONED: MHP
W
3. SURFACE PARKING LOTS VISIBLE FROM THE PUBLIC RIGHT-OF-WAY SHALL BE SCREENED BY
U
R05000-006-058-000 BK003147 TREE TO REMAIN
JOSEPH E. CH
OE
PG000334 PERMANENT WALLS, SHRUBBERY OR HEDGES AT LEAST THREE (3) FEET IN HEIGHT. IF HEDGES
FZ
JOHNSON AND X
W
FZ
R05105-001-016-000 WIFE KAREN E
JOHNSON FZ OR SHRUBBERY ARE USED, THE SHALL BE AT THREE (3) FEET IN HEIGHT AT TIME OF PLANTING
SS
20'
OE
D.B. 5681, PG. 1570 AND SHALL BE MAINTAINED AT THREE (3) TO FIVE (5) FEET IN HEIGHT AT ALL TIMES.
U
BU
RANDALL DANIEL P ZONED: R-20
50' SOU T" SE
U
W
W R05105-001-013-000
RE RES
W
FF
KIMBERLY M
CO RC TB W
FO
4. THE DESIGN OF ALL ABOVE-GRADE PARKING STRUCTURES SHALL RELATE TO THE CONTEXT OF
R
100' MIN
SS
EXISTING
ER
SS
ZONED:R-15
FE
W
575.0'
W
NS E "S AC
W W W W WESTWOOD THE AREA. EXTERIOR WALLS OF PARKING STRUCTURES SHALL BE DESIGNED WITH MATERIALS,
UF
POND
W
DB 4733 PG 0034 W W
28'
ER W K S
FZ
HEIGHTS M.B. 10, 20
U
SS APPROX. LOCATION OF
'B
R05000-006-059-000 SS SS SS SS
PG. 37 0.85 ± ACRES 'B COLORS, AND ARCHITECTURAL ARTICULATION IN A MATTER THAT PROVIDES A VISUAL
VA AM S
20
OE
SS
W
SS UF PREVIOUSLY ESTABLISHED COMPATIBILITY WITH ADJACENT BUILDINGS AND ENVIRONMENT.

FE
TIO P
SS W
SS
R NORMAL HIGH WATER LINE
SS
18'
OCONNER YOUNG
N
FZ
(CAMA)
R
U
OE
5. PERVIOUS PAVEMENT MATERIALS, VEGETATED BIO-INFILTRATION PARKING LOT ISLANDS, OR
W
MICHAEL JR VIOLET POPE
EA
W
W
U
ZONED:R-15 WARD INFILTRATION SYSTEMS SHALL BE USED TO MINIMIZE POLLUTANT RUN-OFF FROM SURFACE
FZ
20'
24'
18'
Y
SS
DB 3497 PG 0104 D.B. 1713, PG. 1090 PARKING AREAS TO THE EXTENT THAT SOIL PERMEABILITY, DEPTH TO GROUNDWATER, OR SITE
FZ
R
BU
100
6'±
R05000-006-060-000 W ZONED: MHP 575.0'
A
W CONSTRAINTS ALLOW.
K
W
FF
SS U W
YE
18'
AC
24'
R05105-001-014-000 U
WETLANDS
ER
TB
U
SS
FZ
OE
FZ
500
SE
TO BE
W
NEL
SS
LANDSCAPE NOTES
18'
SS
W
LITTLE JOHN P II ETAL
G
AN
U
270.0'±
LD
FILLED
W
ZONED:R-15 .0 ' CH
OE
W
EX
12'±
FZ
24
'B
SS
45.0'±
U
DB 6093 PG 2182
W
45
SS
R05000-006-061-000 N 1. STREET PLANTINGS IN BELOW GRADE PLANTERS OR PLANTING STRIPS SHALL BE INCLUDED IN
W
36.
EX
60.0'± 10' 18' 24' 18' 8' TIO MP
U
A PUBLIC AND PRIVATE RIGHTS-OF-WAYS AT THE RATE OF ONE (1) TREE PER THIRTY FEET OF
0'±
RV A
FZ
W
W
H
SS
SE E "SW ACK FRONTAGE

COMMERCIAL / RESIDENTIAL
FZ
AN
W
N .0'±
CO RC TB
N
U
225.0'± 372
OE
FZ
BUILDING 1
50' SOU T" SE
EL
LINE
MEADOWS BRYAN
U
W
2. ALL PLANS FOR STREET TREES MUST BE APPROVED BY THE CITY MANAGER AND MUST BE
SS
W
ZONED:R-15 RE RES
178.3'±
120.0'±
U
W
PLANTED ACCORDING TO SECTION 18-448 OF CITY OF WILMINGTON LAND DEVELOPMENT CODE
HT: 45'
DB 4975 PG 2969 FO
APPROX. SHOD ZONING
OE
U W AND TREE SPECIES SHALL COMPLY WITH SUBSECTION 18-196(f)(3).

R05000-006-062-000 45
W
SS
W U .0'± 'B
300
W
LD
269
USS
E GS
U
AG LUDE
3. A MINIMUM LANDSCAPE BUFFER OF AT LEAST TWENTY (20) FEET IN WIDTH IS REQUIRED
W
PARKING GARAGE
.6'±
ET
W
R
SS
ZONE X
154.0'±
ADJACENT TO SIGN-FAMILY RESIDENTIAL ZONING DISTRICTS.

GA INC IES) BA
(OUT)
FOREST FEZ"SWAMP
(IN)
(TOP LEVEL MAY INCLUDE
RESOUR ERVATION
FZ
W
G CK
CK
SAMUELS SUSAN B I N AY IT
OE
RK EL M AMEN
45.0'±
PARKING OR AMENITIES)
U
W
4. TREE PRESERVATION / REMOVAL PERMIT IS REQUIRED PRIOR TO CLEARING AND LAND

SS
" SETBA
ZONED:R-15
A
W
DB 5829 PG 1637 U P EV R DISTURBANCE. A TREE SURVEY HAS BEEN PERFORMED AND IS NOT SHOWN FOR CLARITY.
R05000-006-063-000 P L ING O
C
O
RE
S
0'± (T RK
FZ
36.
50' CON
5. NO EQUIPMENT IS ALLOWED ON THE SITE UNTIL ALL TREE PROTECTION FENCING AND SILT
SID
PA
SS
FENCE HAS BEEN INSTALLED AND APPROVED.
W
EN
SS
109
W
TIA
U
W
ZONE
.6'±
L
TRASK PHYLLIS M HRS (EL AE 10) 6. PROTECTIVE FENCING IS TO BE MAINTAINED THROUGHOUT THE DURATION OF THE PROJECT.
OE
247.9'±
75.0'±
OE
SS
81.3'±
LAND CLEARING AND CONSTRUCTION CONTRACTORS SHALL RECEIVE ADEQUATE INSTRUCTION
W
ZONED:R-15 61.6'±
COMMERCIAL / RESIDENTIAL 157.8'± 0'±
DB 6083 PG 2316 72. ON TREE PROTECTION REQUIREMENTS AND METHODS.
54.3'±
R05000-006-064-000 BUILDING 2 0'
45' BL
26.
W
W
SS
HT: 55'
20' BU
BU T: 55.2'±
BUILDING 6
SS
81.3'±
RE
FZ
UTILITY NOTES
DG SE
SID
HT: 55'
ILD '
85.4'±
H 183
W
FFER
66.3'±
BUILDING 8
W
EN
SS
408.3'±
343
U
27.0'±
50.8'±
W
(75' W/ SUP)
TIA
FZ
HT: 55'
OE
ING
TBACK
OE
.2'±
L
1. WATER SERVICE WILL BE PROVIDED FROM EXISTING MAINLINE ON MILITARY CUTOFF. A MASTER
W
UNITED CEREBRAL PALSY OF NC
12' 12' 12' 14'
(75' W/ SUP)
EAR
W
SS
CO
ZONED:R-15 361.8'± METER AND BACKFLOW PREVENTER WILL BE LOCATED AT THE PROPERTY LINE OR IN AN
6.5'
9
325' MIN
M
SS SS SS SS
DB 4157 PG 0130
ME
SS SS SS SS EASEMENT DEDICATED TO CAPE FEAR PUBLIC UTILITY AUTHORITY (CFPUA).
500 Y
SS SS
W
SS
R05100-004-002-000 SS
RC
SS
SS
SS SS
PHASE 2
SS
20.5'
SS
W
W SS SS
IA
W SS
6.0'
W SS SS SS
W W SS 2. WATER DISTRIBUTION AND FIRE PROTECTION SYSTEM ONSITE WILL BE PRIVATE.
183
L/
W W SS SS SS
W W SS SS
W W
RE
W W W
ROADWAY
W
W
.2'±
W W W W
S
W
0'±
FZ
14' 12'
W
W
3. SEWER SERVICE WILL BE PROVIDED THROUGH NEW PRIVATE ONSITE COLLECTION SYSTEM
19.8' 20.5'
W
U
72.
IDE
SS
OE
W
W
OE
W W
IMPROVEMENTS W W W
SS
W W
NT
W
THAT WILL CONNECT TO EXISTING CFPUA MAINLINE AT THE REAR OF THE PROPERTY.
W
IA
PER APPROVED TIA
L
W
SS
4. WATER AND SEWER EXTENSION PERMITS WILL BE OBTAINED AS REQUIRED.
FZ
SS
96.0'± BUILDING 5
SS
83.5'±
COMMERCIAL / 416.6'±
HT: 55'
W
OE RESIDENTIAL COMMERCIAL / RESIDENTIAL 5. UNUSED EXISTING UTILITIES ONSITE SHALL BE PROPERLY ABANDONED OR REMOVED.
W
W W
SS
HOTEL
SS
70.2'±
(75' W/ SUP) 0'± EXISTING EASEMENTS SHALL BE ABANDONED.

82.1'±
64.3'±
UNITED CEREBRAL PALSY OF NC BUILDING 3 BUILDING 4 72.

76.4'±
ZONED:R-15
BUILDING 7 W
OE
W
HT: 55' 162.8'± U
HT: 45' HT: 55'
W
DB 4157 PG 0130 24.0' 38.7'±
W
6. ALL UTILITY SERVICES, SUCH AS ELECTRIC POWER, CATV, GAS, AND TELEPHONE SHALL BE
W
FZ
SS
SS
R05100-004-002-000 98.1'± 49.5'± 45.0'± U
136.8'± 278.4'± (75' W/ SUP) 25'
INSTALLED UNDERGROUND.
W
16'
124
160.2'±
26'
SS
W
SS
.4'±
6'
5' 1 STORMWATER NOTES
W
FZ
24'
17.
W
W
U
W
SS
52.9'±
BUILDING 3
FOREST" SETBAC P
80.
16'
N
RESOURCE "SWAM
OE
K
COMMERCIAL /
50' CONSERVATIO
51.4'±
RESIDENTIAL
1'±
HT: 45'
N 1. THE SITE DRAINS TO HOWE CREEK (STREAM INDEX 18-87-23; CLASSIFICATION SA;ORW).
IO MP
SS
72.0'±
SS
7'± T STORMWATER MANAGEMENT WILL BE IN ACCORDANCE WITH CITY OF WILMINGTON RULES AND
W
69. A A
FZ
RV "SW ACK
W
U W E REGULATIONS FOR HIGH DENSITY DEVELOPMENT (IMPERVIOUS > 12%) AND SA/ORW RULES.
72'
S E B
SS
W ON RC SET
9.5' 18'
U
26' 9' 24' HEMSDALE INVESTORS,
18' PARKING GARAGE
W
24' 18' 18' 24' 18' ' C U " 2. MAXIMUM DENSITY ALLOWED WITHIN 575' OF ORW IS LIMITED TO 25%
U 50 ESO EST
W
U LLC D.B. 4974, PG. 2822
(TOP LEVEL MAY INCLUDE
W
218.0'±
W W U R OR ZONED: R-20
U
W
SS
W W FZ
F R 3. ALL IMPERVIOUS AREA WITHIN 50-FT SETBACK FROM SURFACE WATERS MUST BE COLLECTED
PARKING OR AMENITIES) R05100-002-011-000
OE
U
W
W U A AND TREATED ONSITE.

YE
SS
U
W
0
13'
SS
10
FZ
336.2'± U 4. A COMBINATION OF UNDERGROUND INFILTRATION AND PERMEABLE PAVEMENT WILL BE USED
W TO TREAT AND CONTROL STORMWATER RUNOFF.
N
W
ATIO MP
SS
18'
45'
E RV A
18'
ONS "SW K
50' C OURCE ETBAC
WETLANDS U
W
W
W WETLANDS NOTES
U
U
SS
RES EST" S
W
OE
90'
24'
TO BE W
U
W
18'
FORU
FZ
SS
FILLED 9'
18'
W
SS
W U
FZ
27'
W W 1. WETLANDS SHOWN PER DELINEATION BY HUYSMAN & BANDY, INC.
18'
W
W
W
SS
2. PROJECT WILL REQUIRE WETLANDS TO BE FILLED. ALL APPLICABLE LOCAL, STATE, AND
U
W
18'
W
575.0'
26'
U FEDERAL PERMITS WILL BE OBTAINED.
W
W FZ
OE
SS
S
SS
18'
SS
CAMA NOTES
SS
SS
W
SS
U
SS
U
W
SS
500 YR
PHASE 1 EXISTING
W FZ
1. A PORTION OF THE SITE IS LOCATED WITHIN THE 575' OUTSTANDING RESURCE WATER (ORW)
SUS
FZ
W
POND AREA OF ENVIRONMENTAL CONCERN (AEC) AND WILL REQUIRE A CAMA MAJOR PERMIT.
FZ
OUTSTANDING RESOURCE WATERS LINE
W
3.4± ACRES
OE
U
FZ
W .0'±
100
FIRE & LIFE SAFETY NOTES
W
W
U
45' BLDG SETBACK

134
SS
18'
70.
1. LANDSCAPING CANNOT BLOCK OR IMPEDE THE FDC OR FIRE HYDRANTS. A THREE (3) FOOT
10'
20' BUFFER
U
W
MCCUMBER STATION OFFICE 24'
.8'±
0'±
FZ
U
W
CLEAR SPACE SHALL BE MAINTAINED AROUND THE CIRCUMFRANCE OF THE HYDRANT AND FDC.
CENTER PROPERTY OWNERS 18'
OE
ZONE
W
ASSOCIATION
D.B. 4661, PG. 145 (EL AE 10) 2. HYDRANTS MUST BE LOCATED WITHIN EIGHT (8) FEET OF CURBS.
FZ
M.B. 14, PG. 114-115
W
FZ
W
20'
U
ZONED: O&I-1 (SD) 3. NEW HYDRANTS MUST BE AVAILABLE FOR USE PRIOR TO CONSTRUCTION OF BUILDINGS.
BU
R05100-002-003-000 FFE
R
SS
CURRENT OWNERS: 4. CONTRACTOR SHALL MAINTAIN AN ALL WEATHER ACCESS FOR EMERGENCY VEHICLES AT ALL
W
U
TIMES DURING CONSTRUCTION
W
U
FZ
BURTON REBECCA V & STEVEN M
W
W
OE
POTENTIAL FZ
5450 DONA RD U
5. TEMPORARY STREET SIGNS SHALL BE INSTALLED AT EACH STREET INTERSECTION WHEN
5' 10
ACCESS
W
JULIAN, NC 27283 CONSTRUCTION OF NEW ROADWAYS ALLOWS PASSAGE BY VEHICLES.

HT DI CE
W
: 5 NG
IL OFFI
POINT
U
FZ
W
W
U
±
HUDSON NILA MCDOWELL

±
0'
0'
1.
FZ
1.
9'
BU
18
24
PO BOX 15926
24
'
FZ
SS
WILMINGTON, NC 28408 24 U
W
OE
GKMJ PROPERTIES, LLC W
'
W
D.B. 5167, PG. 1086

W
U U
ZONED: R-15 18
R05100-002-005-000 '
ROSEMAN FAMILY TRUST PEDESTRIAN 18
N
W
24 BACKFIN PT TRAIL
W
U A TIO AMP
V W K
'
24
'
PHASE 3
WILMINGTON, NC 28411 ER "S BAC
W
W S E 18
ON C ET '
FZ
'0 C OUR T" S

U
SS
W
TOWLES WILLIAM B
OE
5 ES S
FZ
U
R ORE
W
HAWTHORNE-MIDWAY
FZ
6301 TOWLES RD
9'
WILMINGTON, LLC F
WILMINGTON, NC 28409 D.B. 5668, PG. 2988
ZONED: MF-M (CD)
134
70.
R05100-002-007-000 FZ
LANIER BETTY COLLUM
.8'±
0'±
DEVELOPER:
2,450 NC 242 HWY THE CARROLL COMPANIES
SS
OE
ELIZABETHTOWN, NC 28337 W U 201 N. ELM STREET

.0'± 151 Poole Rd.,Suite 100; Belville, NC, 28451
100 TEL (910) 383-1044; FAX (910) 383-1045 SUITE 201
BUILDING TABLE:
FZ
HAWTHORNE-MIDWAY www.capefearengineering.com GREENSBORO, NC 27401

FZ
WILMINGTON, LLC ZONE X FZ

N.C. LICENSE # C-1621
D.B. 5668, PG. 2976 336-814-3260
ZONED: MF-M (CD)
R05100-002-007-000 HEMSDALE INVESTORS, LLC
OE
D.B. 4974, PG. 2822

K
AR
U
BAC
THE AVENUE
ZONED: R-20
SS W
PEDESTRIAN E
0Y R05100-002-011-000
SET
CONNECTION TO 50
ER
FZ
FZ R
UFF
LDG
HAWTHORNE A
YE
20' B
45' B
1 00
OE
CONDITIONAL DISTRICT REZONING PLAN

SS
FZ
ZONE X ZONE
(EL AE 10) APRIL 19, 2018
FZ
SS
Attachment 9
Attachment 9
Attachment 9
Attachment 9
Attachment 10
Attachment 10
Exhibit “A”
Options to Mitigate Impact of

Rezonings on Overcapacity Roads
The following is a menu of options that can be utilized to demonstrate the merits a more intense zoning
classification or land use may have despite being located on an overcapacity roadway. An overcapacity road is
defined as any road with an average daily volume of vehicle trips that exceeds its designed capacity
(volume/capacity ratio > 1). Applicants who wish to take advantage of this policy should provide a narrative as
part of their submittal that outlines how their proposal addresses any or all of these criteria. The greater the
number of criteria being addressed generally conveys a greater value to the community. This narrative will be
included as part of staff’s analysis of a proposed rezoning request for property accessing overcapacity roads.
1. The proposed rezoning would allow for a more viable land use and is consistent with City Council’s
economic development priorities.
a. The proposal improves the form and function of an underutilized site and maximizes land use efficiency
based on area characteristics such as existing infrastructure, unique site characteristics, adjacent uses,
needs of the community and geographic location.
2. The proposed rezoning would ensure a more efficient transportation system relative to:
a. Location - The site is located at an interconnected node of two major roads so that vehicle trips would be
dispersed to at least two arterial roadways, or one arterial road and one collector street (as identified by
the WMPO Functional Classification Map).
b. Interconnectivity - The proposal provides interconnections to adjacent developments and/or to signalized
intersections or completes a collector road network.
c. Access management - The proposal incorporates shared driveways for multiple uses, provides frontage
roads and/or alleyways, or closes existing driveways.
d. Traffic calming - The proposal incorporates appropriate traffic calming measures on roadway
connections to and from adjacent developments.
e. Access to Public Transportation - The site is located along an established transit route and the proposal
incorporates and provides for a public transit stop and shelter (Coordinated with WAVE Transit).
f. Access to Bicycle & Pedestrian Facilities - The site is located adjacent to a city designated bicycle and/
or pedestrian route or a facility that connects to a designated route.
3. The proposed rezoning would ensure a more efficient and/or environmentally sensitive develop-
ment pattern relative to:
a. Mix of uses - The requested rezoning is for a mixed-use zoning classification or a conditional district that
incorporates a mix of compatible uses.
b. Environmental design - The proposal meets or exceeds exceptional design criteria, employs low-impact
development (LID) techniques, meets LEED or comparable standards in building designs or meets
applicable watershed restoration recommendations.
4. The impact of any additional traffic generated by the proposed rezoning would be mitigated by a
scheduled/funded city or state transportation project or by guaranteed developer improvements.
a. There is a currently funded project within the city’s Capital Improvements Program;
b. There is a currently funded project within the NC DOT Transportation Improvement Program;
c. The proposal includes improvements over and above those identified as part of an approved traffic
impact analysis; or
d. The proposal incorporates improvements consistent with applicable adopted plans.
5. Site is a redevelopment/reuse of a previously developed site and would result in improved site
conditions relative to:
a. Stormwater management - The redevelopment would result in a net decrease in impervious coverage
and/or an improvement to onsite stormwater treatment (water quality) and storage (water quantity).
b. Landscaping - The redevelopment includes landscaping that significantly exceeds minimum
requirements.
c. Aesthetics - The redevelopment would be compatible with and/or would enhance the character of the
surrounding area consistent with applicable adopted plans.
6. The proposed development would positively impact other critical infrastructure, including but not
limited to:
a. Overcrowded schools
b. Regional stormwater management
c. Bike paths / multi-use trails
d. Crosswalks (at locations necessary to traverse the overcapacity road)
e. Parks and recreational land and facilities
f. Preservation of environmentally sensitive land substantially above minimum requirements
Attachment 11
THE AVENUE ‐ NARRATIVE TABLE Received 3/28/18
OPTIONS TO MITIGATE IMPACT OF REZONINGS ON OVERCAPACITY ROADS
Applicant’s Stated Criteria Applicant’s Statement in Support
Viable Land Use / The project provides an opportunity to redevelop an existing underutilized site
Consistent with City into an urban mixed‐use development to serve the growing Military Cutoff
economic development Road corridor. As reflected in the City’s Comprehensive Plan, urban mixed‐use
priorities projects especially in this area of the City are a priority because, among other
things, mixed uses in a growth area reduce trips by providing residential options
(1) (a)
closer to services.

The Avenue offers a unique and desirable mix and level of development that
will enhance economic growth and development in Wilmington on par with the
North Hills development’s effects in Raleigh and the effects of upscaling South
Park Mall in Charlotte. In addition, the Westin will include new state‐of‐art
convention space, high‐end, best‐in‐class spa, and luxury full‐service hotel
accommodations. Among other things, these unique facilities will attract new
conventions to the area and increase dollars spent in the local economy.

The project takes advantage of and significantly improves upon the existing
infrastructure on Military Cutoff Road and provides for additional improved
vehicular access points. In addition, the uses contemplated with The Avenue
project have modified and tailored to provide for a less intensive overall site
use (particularly In terms of the balance of proposed commercial uses) than
originally contemplated.
More efficient The project is located in an area with access to existing public transportation
transportation system and bicycle and pedestrian facilities, and the plan includes improvements and
(2) (b) (e) & (f) uses that are consistent with and supportive of public transportation. The plan
provides for a signalized intersection and improved access points to Military
Cutoff Road.

The Avenue has a focus on inter‐connectivity with the surrounding
community. The Avenue will be pedestrian friendly, including installation of
pedestrian cross‐walk at Station Road and Military Cutoff. This crosswalk will
function in connection with the signalized intersection, and will be of particular
benefit to the local community, as the closest existing pedestrian crossing along
Military Cutoff Road is located almost two miles to the south at Eastwood
Road. The project will have access to public transportation by maintaining an
active bus stop.

The contemplated, NCDOT/WMPO‐approved, improvements were designed to
accommodate and absorb the impact of a higher intensity use. In comparison
to the originally contemplated impact of that higher intensity use, the
applicant’s proposed, modified uses reduce Unadjusted Daily Trips by 26%,
Total Adjusted (Primary) Trips by 32%, Weekday AM Peak Trips by 37%,
Weekday PM Peak Trips by 33%, and Saturday Midday Peak Trips by 26%.
Attachment 11

The planned traffic improvements would provide an acceptable level of service
at the more intensive use originally contemplated by the applicant. As a result
of applying those same traffic improvements to the more tailored and less
intensive land use planned for The Avenue under the current proposed
development agreement, the level of service is anticipated to be even better at
the affected intersections.

In particular, the additional northbound through‐lane will extend approximately
one‐half mile along Military Cutoff Road and will help to accommodate the
heavy northbound through traffic volume. Converting the existing 4‐legged
movement intersection to the proposed T‐intersection at Station Road will
decrease the number of phases at the signal, thus improving delay and
queueing. As a result, the same or improved delay and queueing is anticipated
at the study intersections compared to future no build conditions. As T‐
intersections, these are simpler signals with only 3 phases, which provide
improved operations along the corridor, providing public value and a major
advantage for the traveling public.
Environmentally Sensitive The project will be zoned Urban Mixed Use and will use LID techniques,
Development Pattern including pervious pavement and conservation resource setbacks. The existing
(3) (a) (b) development does not use these techniques.

Further, two natural ponds exist on the site. These environmentally sensitive
features will be preserved and highlighted in the new development.
Scheduled State The Project will be book‐ended by major public improvements to Military
Transportation Project Cutoff Road, including the proposed Military Cutoff/Eastwood Road flyover and
(4) (a)(b) & (c) Military Cutoff/Market Street full interchange.

The Avenue will include traffic mitigation improvements recommended and
approved by NCDOT for a higher intensity proposed use than is currently
contemplated. The project is located on a corridor that has been recently
improved by an NCDOT project, and which will be further improved as noted
above.

With the scope of improvements roadway contemplated, and the less intensive
uses planned within The Avenue, the same or improved delay and queueing is
anticipated at the studied intersections compared to future no build conditions.
Site Redevelopment and The project is the redevelopment of an existing site that will result in current
Improved Conditions stormwater management where it does not exist and additional landscaping to
(5) (a)(b) & (c) significantly improve the appearance of the site. As noted above, two natural
ponds exist on the site, and will be preserved and highlighted in the new
development.

Attachment 12
Attachment 12
Attachment 12
Attachment 13
BOURGEOIS PRISCILLA E UNITED CEREBRAL PALSY OF NC MERLACK FAMILY TRUST
512 SANDCASTLE CT 500 MILITARY CUTOFF RD 507 SANDCASTLE CT
WILMINGTON NC 28405 WILMINGTON NC 28405 WILMINGTON NC 28405

STATION PLACE LLC CERULEAN LLC STATION PLACE POA INC
PO BOX 840
95 WESTWOODS ROAD 2 1205 ARBORETUM DR
WRIGHTSVILLE BEACH NC 28480
SHARON CT 06069 WILMINGTON NC 28405

GOULD INVESTMENTS LLC STATION PLACE LLC SEASPRAY LANDING HOA INC.
219 STATION ROAD SUITE 102 PO BOX 840 2502 S 17TH STREET
WILMINGTON NC 28405 WRIGHTSVILLE BEACH NC 28480 WILMINGTON NC 28412

OCONNER YOUNG MICHAEL JR FLOYD MARSHA ETAL BULLOCK GREGORY T DANIELLE N
522 SCENIC CIRCLE 515 SANDCASTLE CT 501 SANDCASTLE CT
WILMINGTON NC 28411 WILMINGTON NC 28405 WILMINGTON NC 28405

PLEASANT GLENDA HEIRS RANDALL DANIEL P KIMBERLY M SAMUELS SUSAN B
505 SANDCASTLE CT 1804 FRENCH DR 519 SANDCASTLE CT
WILMINGTON NC 28405 RALIEGH NC 27612 WILMINGTON NC 28405

MOCCASIN CREEK II LLC MEADOWS BRYAN RANDOLPH JANE A PEYTON
305 VILLAGE DRIVE 517 SANDCASTLE CT 30 EAST END AVENUE

APARTMENT 6R
KNIGHTDALE NC 27545 WILMINGTON NC 28405
NEW YORK, NY 10028

ARBORETUM WEST LLC
1105 HARBORWAY PL
WILMINGTON NC 28405

Additional Adjacents Notified by Staff
(Beyond
Code Requirement)

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PLANNING COMMISSION

Planning Commission Recommendation 5/2/18; Scheduled for Public Hearing

Current Land Use & Zoning Aerial Map

Surrounding Area North South East West

Land Planning Data

A. Conditional District Rezoning

Figure 1 Proposed site plan

A.4 Impact of Rezoning/Development on Public Services, Facilities, and Infrastructure

A.4.1 Vehicular Traffic

Table A.4.1.1 Current Volumes, Capacities and Levels of Service

Table 4.1.2 Estimated Trip Generation (Existing)

Table A.4.1.3 Estimated Trip Generation (Proposed)

 Construct additional northbound through/right turn lane and modify signal to

Figure 2. Surrounding Road Network

E. Westwood Drive. As this latter connection would be considered an off-site

Proposed Mitigation of Traffic Impacts on Overcapacity Road

Table A.4.1.4 Proposed Mitigation of Impacts on Military Cutoff Road

A.4.2 Transit Service

A.4.3 Bicycle and Pedestrian Facilities

A4.9 Other Reviews

Figure B1.1 Buildings Proposed for a Height of Up to 75 Feet.

(2) Building setbacks

Minimum setback from single- Maximum building height

CONSISTENCY WITH ADOPTED PLANS

Create Wilmington Comprehensive Plan

The Comprehensive Plan further calls for developments to establish a well-connected

Strong Support Modest Support Modest Non-support Strong Non-support

Map Mixed Use Centers

Include multiple bike and pedestrian connections to surrounding residential areas.

Land Use and Transportation

Policies 5 Economic Development

Urban & Mixed/Semi-Urban Frontages

A mixed, or semi-urban frontage may also be used in intensifying suburban areas,

Civic Side Semi-urban Semi-urban Parkway

City of Wilmington Strategic Plan

Foster a Prosperous, Thriving Economy:

Support Efficient Transportation Systems

Provide Sustainability and Adaptability

RECOMMENDED CONDITIONS IF APPROVED

If the Planning Commission elects to recommend approval of the conditional district

Community Meeting: 4/25/18

Planning Commission 5/2/18; Scheduled for Public Hearing

1. Conditional District Rezoning Application (Dated 3/16/18)

MAXIMUM PARKING (PER ARTICLE 9)

KENAN CHAPEL AT PROPOSED SURFACE PARKING = 465

50' SOU T" SE

SS UF PREVIOUSLY ESTABLISHED COMPATIBILITY WITH ADJACENT BUILDINGS AND ENVIRONMENT.

5. PERVIOUS PAVEMENT MATERIALS, VEGETATED BIO-INFILTRATION PARKING LOT ISLANDS, OR

R05000-006-060-000 W ZONED: MHP 575.0'

LITTLE JOHN P II ETAL

SE E "SW ACK FRONTAGE

50' SOU T" SE

U W AND TREE SPECIES SHALL COMPLY WITH SUBSECTION 18-196(f)(3).

ADJACENT TO SIGN-FAMILY RESIDENTIAL ZONING DISTRICTS.

(TOP LEVEL MAY INCLUDE

4. TREE PRESERVATION / REMOVAL PERMIT IS REQUIRED PRIOR TO CLEARING AND LAND

LAND CLEARING AND CONSTRUCTION CONTRACTORS SHALL RECEIVE ADEQUATE INSTRUCTION

R05000-006-064-000 BUILDING 2 0'

4. WATER AND SEWER EXTENSION PERMITS WILL BE OBTAINED AS REQUIRED.

(75' W/ SUP) 0'± EXISTING EASEMENTS SHALL BE ABANDONED.

UNITED CEREBRAL PALSY OF NC BUILDING 3 BUILDING 4 72.

W U A AND TREATED ONSITE.

W W 1. WETLANDS SHOWN PER DELINEATION BY HUYSMAN & BANDY, INC.