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PLANNING COMMISSION

Agenda Item # 1.
CASE SUMMARY A. Conditional District Rezoning
B. Special Use Permit
Planning Commission July 12, 2017
CD-12-1216 & SU-6-1216
Jeff Walton, 910-341-3260, jeff.walton@wilmingtonnc.gov

Planning Commission Recommendation 7/12/17; SCHEDULED FOR PUBLIC HEARING


City Council Action 8/15/17; PENDING
Request
Address 347, 349 & 565 Military Cutoff Road, 302 & 306 Lance Drive & 128 East
Westwood Drive
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 major development.
B. Special Use Permit to allow an increase in height up to 75 feet for a
five buildings
Applicant CIP Construction Company, LLC Susi Hamilton (910) 443-2830
201 North Elm Street, Suite 201 susidowntown@hotmail.com
Greensboro, NC 27401 Tom Johnson (919) 786-2764
tjohnson@nexsenpruet.com
Owners • 347 MCO, LLC (565 Military Cutoff Road & 302 Lance Drive)
201 North Elm Street, Greensboro, NC 27401
• Roseman Family Trust, Patricia M. Roseman (347 & 349 Military Cutoff Rd)
24 Backfin Point, Wilmington, NC, 28411
• Hudson Nila McDowell (306 Lance Drive)
PO Box 15926, Wilmington, NC 28408
• Betty Collum Lanier (Davis) (128 East Westwood Drive)
2450 NC 242 Highway, Elizabethtown, NC 28337

Current Land Use & Zoning Aerial Map


CD-12-1216 SU-6-1216 349 Military Cutoff Road

Surrounding Area North South East West


Zoning MHP, R-20 O&I-1, MF-M, R-20 O&I-1, R-15 R-20
Current Land Use Office, residential, Office, residential, Vacant Office, residential
vacant vacant

Land Planning Data


Applicable • Create Wilmington Comprehensive Plan
Plans/Policies • City of Wilmington Adopted Focus Areas
CAMA Land Use • Watershed Resource Protection

Case Overview
PROPOSAL and ANALYSIS

A. Conditional District Rezoning

A.1 Zoning 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).
• The following are existing land uses of the subject sites being rezoned.
o 565 Military Cutoff Road
 62-unit Hidden Lakes Mobile Home Park
o 347 & 349 Military Cutoff Road
 Vacant Office Buildings
o 302 Lance Drive
 Vacant Land
o 302 Lance Drive & 128 East Westwood Drive
 Single Family Use
• A general breakdown of proposed uses is set forth below as outlined in the Traffic
Impact Analysis (TIA).
Proposed Use Intensity
General Office 146,100 square feet
Shopping Center 109,100 square feet
Supermarket 35,500 square feet
High-Turnover Sit Down Restaurant 27,900 square feet
Hotel 237 Rooms
Apartments 521 units
• The applicant submitted a master land use conceptual area plan (Figure A.1 below)
in lieu of a detailed site plan in accordance with Section 18-227 (b) of the Land
Development Code (LDC).

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Figure A.1.1 Proposed site plan

Station Road

Legend:
Hotel

Vertical Mixed Use

Parking Deck

Office

Residential

A.2 Zoning and History


• On November 6, 1972, a special use permit was approved by New Hanover County
to allow Carolina Power & Light Company to construct offices and outdoor storage
on site located at 347 & 349 Military Cutoff Road.
• On February 5, 1981, permits were approved for Hidden Lakes Mobile Home Park
(565 Military Cutoff Road) containing 56-units.
• On October 7, 1997, a special use permit was issued by New Hanover County to
allow a 6-lot expansion of the mobile home park for a total of 62 units.
• The subject sites were part of the 1995 annexation, effective January 31, 1999 and
were zoned MHP.
A.3 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
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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 (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.
A.4 Impact of Rezoning/Development on Public Services, Facilities, and Infrastructure

A.4.1 Vehicular Traffic


• The tables below provide estimated traffic data relative to the proposal.
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 PM Peak
Zoning Land Use Intensity 2-way Volume
Hour Trips Hour Trips Trips (ADT)
Existing Mobile Home
62-units 27 37 309
R-15 Park
Source: Institute of Transportation Engineers Trip Generation, 9th Ed, 2012. Trip Generation by Trafficware TripGen 2013
8.0

Table A.4.1.3 Estimated Trip Generation (Certified in Traffic Impact Analysis)


Average Weekday AM Peak Saturday
PM Peak
Land Use Size 2-way Volume Hour Midday
Hour Trips
Trips (ADT) Trips Peak Hour
146,100
General Office 1,751 259 242 63
Gross Square Feet

109,100
Shopping Center 7,187 164 635 925
Gross Square Feet

35,500
Supermarket 3,630 121 337 378
Gross Square Feet
High-Turnover
27,900
Sit-Down 3,547 372 516 392
Gross Square Feet
Restaurant
237
Hotel 1,936 126 143 171
Rooms
521
Apartments 3,281 259 304 233
Dwelling Units
Total Unadjusted Trips 21,332 1,301 2,177 2,162
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CD-12-1216 SU-6-1216 349 Military Cutoff Road

Table A.4.1.4 Adjustments Due to Internal Capture* (Certified in Traffic Impact Analysis)
Average Weekday AM Peak Saturday
PM Peak
Land Use Size 2-way Volume Hour Midday
Hour Trips
Trips (ADT) Trips Peak Hour
Total Unadjusted Trips (from Table 4.1.3) 21,332 1,301 2,177 2,162

Internal Capture Overall % -14% -26% -26% -9%


Total External Trips 18,320 967 1,609 1,958
Shopping Center (34% PM/26% SAT) -838 0 -165 -226
Supermarket (36% PM) -423 0 -92 0
High-Turnover Sit-Down Restaurant -684 0 -126 0
Total Pass-by Reduction -1,945 0 -384 -226
Limited to 10% of Adjacent Street Traffic - - -300 -
Total Adjusted (Primary) Trips 16,375 967 1,309 1,732
*Internal trip capture is the portion of trips generated by a mixed-use development that both begin and end within the
development. Internal trip capture can reduce a portion of the total development’s trip generation that might otherwise be
served by the external road system.

Table A.4.1.5 Proposed Volumes, Capacities and Levels of Service At Build Out
Road Volume Capacity V/C LOS
Current 39,474 29,300 1.34 F
Military Cutoff Road Projected + 16,375 - - -
Total 55,849 29,300 1.91 F

Summary of Traffic Volume Analysis


• The overall analysis shows that, even with the exclusion of trips captured internally,
the project would increase traffic volumes on Military Cutoff by over 40%. The impact
of this volume increase would be compounded by the design, the potential number of
trips generated and the limited location of the project to Military Cutoff Road.
• Military Cutoff Road is currently operating at a Level of Service F. The additional
traffic generated by the project traffic would further exacerbate the traffic overloading
on Military Cutoff Road from 1.35 times the capacity of the roadway to 1.91 times the
capacity--about twice the maximum design capacity. By way of caparison,
acceptable road volumes throughout the city range from 0.65 to 0.8.

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 7)

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Table A.4.1.6 Proposed Mitigation of Impacts on Military Cutoff Road


Stated Criteria Staff Opinion (agree/ Applicant’s Comments
(per applicant) disagree/
neutral)
Viable Land Use / Agree that the project offers considerable The project provides an opportunity to redevelop
Consistent with economic benefits, including employment an existing underutilized site into an urban
City economic and tax base. mixed use development to serve the growing
Military Cutoff Road corridor. Urban mixed use
development Disagree that the project’s mix of uses and
projects especially in this area of the City have
priorities (1) (a) vehicular access points will work to improve been a priority because mixed uses in a growth
the traffic situation on Military Cutoff. The area reduce trips by providing residential options
development program, with over 300,000 closer to services. The project takes advantage
square feet of commercial space plus a 237 of the existing infrastructure on Military Cutoff
room hotel and conference center, is heavily Road and provides for additional improved
weighted toward commercial and is vehicular access points.
therefore a major traffic generator.
More efficient Disagree. The measures noted are not The plan provides for a signalized intersection
transportation significant relative to the traffic volume and improved access points to Military Cutoff
system (2) (b) (e) impacts on Military Cutoff and the inability to Road. The project is located in an area with
access to existing public transportation and
& (f) distribute the traffic.
bicycle and pedestrian facilities.
Environmentally Agree, to the extent that an intensive mixed The project will be zoned Urban Mixed Use and
Sensitive use development can capture and retain will use LID techniques, including pervious
Development urban runoff. pavement and conservation resource setbacks.
The existing development does not use these
Pattern (3) (a) (b)
techniques.
Scheduled State Disagree. The traffic mitigation The project will include traffic mitigation
Transportation improvements are not significant relative to improvements recommended by the Traffic
Project (4) (a) & the traffic volume impacts on Military Cutoff Impact Analysis and approved by NCDOT. The
project is located on a corridor that has been
(b) and the inability to distribute the traffic.
recently improved by a NCDOT project.
Site Agree The project is the redevelopment of an existing
Redevelopment site that will result in current stormwater
and Improved management where it does not exist and
additional landscaping to significantly improve
Conditions (5) (a)
the appearance of the site.
& (b)

Access Considerations as Identified in the Traffic impact Analysis (TIA)


• Military Cutoff Road is a state-maintained route within the city. The applicant has
worked with NCDOT to address ingress and egress issues related to the proposed
project, as well as to mitigate traffic impacts on the effective operation of some
portion of Military Cutoff Road. Recommendations for roadway and street designs,
as identified in the TIA, are listed below. It should be noted, however, that these
recommendations are unable to address the larger issues of roadway capacity, traffic
volumes, and traffic distribution.
• A Traffic Impact Analysis (TIA) was originally submitted on October 17, 2016 and
reviewed by NCDOT, the City of Wilmington and the MPO. The TIA was approved on
June 9, 2017 and recommended road improvements as listed in Attachment 5.
• Access would be provided as follows:
o One full movement signalized connection from Military Cutoff Road.
o One right-in/right-out driveway on Military Cutoff Road north of the proposed
signalized intersection.
o One single ingress only from Military Cutoff Road at the Station Road
intersection.
o One full connection to Lance Drive behind building 2.

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• The TIA approval letter notes that the effective operation of this section of Military Cutoff
Road is directly related to the limited number of signal phases at proposed Site Access 3,
Station Road, Arboretum Drive, and Covil Farm Road due to the fact that they are all “T”
intersections, or operate as such due to extremely low traffic volumes on one leg.
• The TIA approval further states to retain the operational integrity of this section of the
corridor it is imperative that a fourth leg is not added to these intersections. This may
preclude any future development on the north side of Military Cutoff Road that requires
access to the roadway at these intersections.
• Please note that the requested full-access median break at Site Access 3 does not meet the
spacing requirements of NCDOT’s Median Crossover Guidelines. The NCDOT Division
office is recommending approval of the full-access median break; however, final approval is
the responsibility of the NCDOT State Traffic Engineer.

A.4.2 Transit Service


• Wave Transit provides service to this area via route 104. If the request is approved,
one or more bus stops would need to be added at this location as a condition of the
approval.

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 private sewer main exists within the subject site but would be abandoned
under this project.

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 Rear of 565 Military Cutoff Road

A.4.5 Stormwater
• The requirements of the City of Wilmington Stormwater Management
Ordinance and the New Hanover County Erosion Control Ordinance would
apply.
• Since the site is located within the Conservation Area & Watershed Resource
Protection of the CAMA Land Use Classification Map, impervious surface
cannot exceed 25 percent of the total site acreage unless the project is
exceptionally designed.
• The applicant has not shown compliance with exceptional design, but would be
added as a condition if approved.

A.4.6 Parking
• Parking requirements would be addressed by the TRC with each development
plan submission.

A.4.7 Other Reviews


• The project would require additional review and approval from the TRC prior to
construction release.
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B. Special Use Permit

B.1 SUP Request Concerning Building Height


As part of the proposal, the applicant is requesting that some buildings be up to 75
feet in height. These buildings are shown in Figure B.1 below.

Figure B.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
***
(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:

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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 along arterial streets and when structured parking is provided
**Requires special use permit

Thus, a special use permit is required for all buildings seeking a maximum
building height of up to 75 feet.

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 property is currently zoned MHP, Manufactured Housing Park District and the
proposed zoning is UMX (CD), Urban Mixed-Use District (Conditional District).
2) The by-right height for structures within the UMX district is 45 feet.
3) A rezoning to UMX would allow structures up to 55 feet in height along arterial
streets when structured parking is provided. Structures above 55 feet in height to a
maximum of 75 feet are only allowed with issuance of a special use permit.
4) Structures above 55 feet in height to a maximum of 75 feet would require a 45-foot
setback from all property lines when abutting single-family zoning districts.
5) Single-family zoning abuts the subject site to the north and east.
6) The proposal includes five out of ten structures with a maximum height of up to 75
feet.
7) UMX requires a maximum building setback of 10 feet from Military Cutoff Road.
Building 1 complies with the setbacks of the UMX while Buildings 2 and 3 do not
comply with maximum building setbacks.
8) The Composite Growth Map of the Comprehensive Plan shows a Neighborhood
Node at Station Road and Military Cutoff, within an Area of Opportunity, as the
intended place type for the subject property. The Neighborhood Node specifies a low
intensity neighborhood center with small scale buildings of one to three stories in
height. No large scale Mixed-use Center is assigned to this location.

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CONSISTENCY WITH ADOPTED PLANS

Create Wilmington Comprehensive Plan


The following analysis examines the proposal relative to the policies of the City’s
Comprehensive Plan. 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. 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.
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.
Screen surface parking lots, and design lots to enhance rather than inhibit pedestrian
mobility.
Application:
The Mixed-use Centers Map of the Comprehensive Plan shows only a low intensity
Neighborhood Node at Station Road and Military Cutoff Road as the designated place type
for the subject property. This designation calls for a small scale center, typically with
screened parking behind one to three story buildings pulled up to the street. In contrast, the
proposal calls for a large scale, commercial destination center with buildings up to 75 feet in
height with a combination of parking decks and surface parking lots.

Map Areas of Opportunity


Greenfield Sites as Multi-use Places
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.
Develop multi-use areas and provide multimodal connections between various uses.
Ensure a walkable block structure and a clear hierarchy of complete streets.
Provide Main Streets with pedestrian friendly storefronts and street furniture.
Application:
The property is located in an area identified by the Comprehensive Plan as a “Greenfield
Site as a Multi-Use Place”. This would seem to support the proposal. However, the Mixed-
use Centers Map of the Comprehensive Plan was careful to not identify the property as
being located in a Mixed-use Center, due to its lack of necessary connectivity to more than
one street for major traffic distribution. The project is also not well connected to adjacent
areas, has a mix of structured and surface parking, and a mix of complete and auto-oriented
streets. The project does provide a main street for a portion of the development.

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Map Corridors & Complete Streets


Major Corridors & Regional Parkways
Prioritize motor vehicle mobility.
Application:
The Comprehensive Plan identifies Military Cutoff Road as a Major Corridor for the
movement of traffic into and through the city. As noted previously, the project does not
prioritize motor vehicle mobility on Military Cutoff Road, but rather adds large volumes of
traffic to this already overloaded corridor, due to a development program heavily weighted
toward intensive commercial development.

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.
1.3.9 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.
Application
The proposal does not include significant vehicular connections between adjoining
development sites along Military Cutoff Road. It does provide for a mix of uses within
walking distance of residential development internal to the project. The proposal is not near
a major road intersection or interchange to allow for an appropriate clustering of vertical and
horizontal mixed uses near such a location.

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.
Application
The assignment of these scores are accurate but misleading, as the only type of mixed-use
center assigned to this location by the Comprehensive Plan is a low intensity Neighborhood
Node. As noted previously, the Comprehensive Plan was careful to not identify the property
as being located in a Mixed Use Center of higher intensity, due to its lack of necessary
connectivity to the greater road network. The scores give credit for a mixed use
development, but the location as proposed is not suitable for handling the traffic.

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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.
1.9.3 Retail development should be encouraged in “Mixed-use Centers” as identified
on the Growth Strategies Maps and should be discouraged in linear strip
patterns.
Application:
The applicant has identified the project as a regional destination, including a major hotel,
conference center, upscale retail and dining, and luxury apartments. Understandably,
growth policies as well as traffic management concerns, have long held that regional
destinations need to be located where access to at least two major thoroughfares is
available.

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.
Application
The proposal does not present significant alternatives and access between adjacent
neighborhoods, parks, and commercial and employment centers.

Street Systems
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.
2.2.4 Access management strategies should be applied based on the functional
characteristics of the roadway, surrounding land uses, and roadway users.
Curb cuts along public streets should be minimized. Internal connections
between parking lots should be encouraged.
Application
Fundamentally, the project is designed as a large, predominantly commercial, cul-de-sac
that empties all of its traffic onto Military Cutoff. The project does not connect to an existing
street network at multiple points to improve trip distribution. One potential connection via a
minor street stub has been proposed. While curb cuts on to Military Cutoff Road have been
minimized, this is not by choice but rather by mandate, in an effort to manage access and
egress from the site. The minimization of curb cuts along Military Cutoff Road at the project
is not able to address bigger issues of traffic volume based on the potential number of trips
per the TIA.

Bicycle and Pedestrian Circulation


2.6.2 A continuous bicycle and pedestrian network should be provided within and

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between existing and new developments to facilitate safe and convenient


travel. New subdivisions, mixed-use developments, and largescale commercial
developments should include safe pedestrian walkways or multiuse paths that
allow direct links between roadways and major destinations, transit stops, and
schools.
Application
It is expected that the project will have good pedestrian and bike facilities within the project
and will connect to the multi-use path already in place along the east side of Military Cutoff
Road. Connections to surrounding neighborhoods such as Landfall remain in doubt.
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.
2.7.4 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.
Application
The project makes good use of structured parking to minimize the amount of land devoted to
vehicular storage over much of the site. Surface parking along the frontage of Military Cutoff
Road has been minimized to the side and rear of Building 1. No surface parking is proposed
in front of any proposed building.

Policies 9 Urban Design and Placemaking


Unique Wilmington
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.
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.
Application
Materials submitted with the application indicate that the buildings planned under the
proposal would be of strong visual character, with equally attractive signage and lighting.

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.
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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.
Application
From the standpoint of pedestrian orientation and placemaking internal to the project, the
proposal has many worthwhile aspects of design and functionality. Half circles have been
awarded due to the uncertainty of the ultimate design of the proposed outparcels along the
frontage of Military Cutoff.

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.
Application
The first policy above was given a half red circle because the housing proposed for the
project is not described as being of “mixed types and prices”, but rather luxury apartments.
The last two policies are given full blue circles to acknowledge the many features
representative of a quality mixed use center, despite its inappropriate scale and intensity for
this particular site.

City of Wilmington Strategic Plan


The proposal presents elements of support and non-support from the City of Wilmington
Strategic Plan. 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.

Application:
From an economic standpoint, the project offers the promise of additional services,
employment and a significant addition to the tax base. From a transportation standpoint, the
project fails to address significant concerns regarding regional mobility and connectivity.
These mobility concerns appear to outweigh the economic benefits.

14
CD-12-1216 SU-6-1216 349 Military Cutoff Road

CONCLUSIONS

The proposed development has numerous desirable features consistent with the policies of
the Comprehensive Plan. The concern is the potential number of trips and the intensity of
this development at this location on Military Cutoff Road. All traffic movements to and from
the project would be on Military Cutoff Road that is already overcapacity. The secondary
access would be on Station Road, a 2-lane road that ends at an unsignalized intersection of
Market Street. Looking at other major commercial developments and destinations in the
area, the property lacks access to a second major road to offset traffic. Consider the
developments listed below, several of which are not of the size of this project, but for which
no less that two significant means of access are available.

Name Two or More Access Streets


Independence Mall Oleander Drive & Independence Boulevard
Long Leaf Mall South College Road & Shipyard Blvd
Mayfaire Military Cutoff Road & Eastwood Road
Smith Creek Station Eastwood Road & Market Street
University Centre South College Road, New Centre Drive, & Randall Parkway
Hanover Center Oleander Drive & Independence Boulevard
The Pointe at Barclay Independence Boulevard & South 17th Street
Plaza East Eastwood Road and Wrightsville Avenue
Fulton Station South 17 Street and South College Road
Walmart/Lowes Carolina Beach Road and South College Road

In sum, the proposal is a major destination-type project in the wrong location with insufficient
road system connectivity to distribute the heavy traffic volumes generated by the
development. Despite efforts by the applicant to mitigate the development’s traffic impact on
Military Cutoff Road, the projected 40+ % increase in traffic on a critical, already heavily
congested major thoroughfare is the overriding issue that must be given precedence.

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 master
land use conceptual area plan dated received July 5, 2017.
5. Approval of the Master concept plan/Rezoning Exhibit shall not constitute approval for
any specific phase of development. Development plans shall be submitted, reviewed,
and approved by the TRC.
15
CD-12-1216 SU-6-1216 349 Military Cutoff Road

6. All requirements of the Traffic Impact Analysis ("TIA") shall be followed. The developer
shall submit a separate phasing study for each phase of development to determine
which improvements identified in the TIA approval letter shall be constructed with the
development phase. All developer required improvements for each phase shall be
constructed by the developer prior to the issuance of Certificates of Occupancy in the
respective phases of development. In the event this property is not developed as part of
a master plan, an approved traffic impact analysis for this property shall be required prior
to the approval of a site plan for this property.
7. 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.
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 and/or easements shall be extended to Arboretum Drive to the
northeast and all properties adjacent to the subject site along the southern property line
along Old MacCumber Station Road.
10. Architectural consistency and controls regarding theme and project identity shall be
provided. Visual interest shall be created with well-designed building facades, storefront
windows, and attractive signage and lighting. Poorly articulated, monolithic or box-like
facades shall be avoided, especially those placing large, blank walls adjoining public
spaces.
11. 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
12. Bus/Transit service shall be compliant with the Cape Fear Transit Authority to ensure
adequate public transit service.
13. The applicant shall demonstrate increased preservation of trees in excess of minimum
city code requirements.
14. All existing protected trees not located within the building foot print or impacted by
essential site improvements shall be preserved or mitigated.
15. 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.
16. The creative standard shall not be used to satisfy the streetyard landscaping
requirements.
17. All site lighting shall be located, angled, shielded, and/or limited in intensity so as to cast
no direct light upon adjacent properties, shall minimize off-site backlighting glare, and
up-lighting. Light posts shall be no taller than twelve (12) feet
18. 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.
19. All proposed sidewalks along all proposed public or private streets shall be at least 12
feet in width.
20. All city, state and federal regulations shall be followed.

16
CD-12-1216 SU-6-1216 349 Military Cutoff Road

NEIGHBORHOOD CONTACT
Planning Commission City Council
Signs Posted 6/26/17 8/2/17
Property Owner Letters 6/26/17 8/2/17
Advertisement Date(s) 7/7/17 8/4/17 & 8/11/17
Other – Contact(s) Bill Shell, Bill Lynch, Michael None
Praat

Community Meeting: 11/28/16

ACTIONS TO DATE

Planning Commission 7/12/17; SCHEDULED FOR PUBLIC HEARING


City Council Action 8/15/17; PENDING

ATTACHMENTS

1. Conditional District Rezoning and Special Use Permit application (Dated 10/21/16)
2. Aerial Map (Dated 11/21/16)
3. Location and Zoning Map (Dated 7/5/17)
4. Create Wilmington Growth Strategies Map (Dated 11/21/16)
5. Approved Traffic Impact Analysis Letter (Dated 6/9/17)
6. City Policy: Options to Mitigate Impact of Rezonings on Overcapacity Roads
7. Applicant’s Response to Overcapacity Roads (Dated received 10/21/16)
8. Community Meeting Report (Dated 12/15/16)
9. Building Elevations (Dated 10/19/16)
10. Proposed Site Plan (Dated 7/5/17)

17
CD-12-1216
SU-6-1216
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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
REPORT OF COMMUNITY MEETING REQUIRED BY THE WILMINGTON CITY CODE
FOR CD REZONING

To: Penelope Spicer-Sidbury, City Clerk

Case No.:
The Avenue

Location: Military Cutoff

Proposed Zoning: UMX-CD and Special Use Permit

The undersigned hereby certifies that written notice of a community meeting on the above zoning application was
given to the adjacent property owners set forth on the attached list by first class mail on April 22, 2013. A copy of
the written notice is also attached.

The meeting was held at the following time and place: November 28, 2016
NE New Hanover County Library
5pm to 6:30pm

The persons in attendance at the meeting were:


Leon Socua (510 Arboretum Dr. frank Kenan Chapel)
Karen Thompson 910 Twisted Oak Place
Dan House 322 Lance Drive
Jen House 322 Lance Drive
Patrick Riley for Joe Lomusk 219 Station Road

The following issues were discussed at the meeting:


• Mr. Carrol gave an overview of the company’s other projects and stated he intends to own this project
following completion.
• The development will consist of high end retail (no “big boxes”), residential and office, and a grocery
component. There will be approximately 200,000sf of retail.
• A majority of the parking is structured and/or screened.
• Westin Hotel is the anchor tenant with approx. 250 rooms.
• A resident asked if the developer owned the property and was told that a portion was under contract
and the rest is owned by the developer.
• There is a major buffer area between the office buildings and the residential area. The area will be
largely untouched because it consists of wetlands.
• The development is approximately 500 feet from Kenan Chapel.
• The design calls for high density and walkability. The goal is to limit the use of the car within the
project.
• North Hills in Raleigh is a good comparison to this project conception.
• Mr. Carroll was asked when construction would begin. He stated that he anticipated beginning
construction in 2018.
• NCDOT has completion for the project at Market Street and Military Cutoff scheduled for 2020.
• These traffic improvements should help mitigate trips that may be added. The goal is to have no traffic
impact.
• The developer is looking into a pedestrian access to Land Fall which will be restricted.
• Approximately 500 residential units, 200 being age restricted (55 plus) and 300 market rate units.
• Residential units range from 800sf to 1500sf.
• Timeline for construction is 3-5 years.

As a result of the meeting, the following changes were made to the rezoning petition:
• No changes were requested and none have been made to the plan as a result of the meeting.

Date: 12/15/16

Applicant: Brian Slevar for Carroll Companies

By: Susi Hamilton, Agent


rd
Please submit this Report to the Wilmington City Clerk’s Office located at 102 North 3 Street or mail it to Penelope
Spicer-Sidbury, City Clerk, PO Box 1810, Wilmington, NC 28402-1810.
1
B3.1 scale: 3/32" = 1'-0"
Building 3 front Elevation

2
68' 6"

B3.1 scale: 3/32" = 1'-0"


Building 3 side Elevation
mk

THIS DRAWING IS THE PROPERTY OF C.I.P.


date

CONSTRUCTION cOMPANY AND IS


SHEET

The Avenue COPYRIGHTED. THIS DRAWING IS NOT TO BE


COPIED IN PART OR WHOLE WITHOUT
date

EXPRESSED WRITTEN CONSENT. WE HAVE


conceptual elevations ENFORCED AND WILL CONTINUE TO ENFORCE
OUR FEDERAL COPYRIGHTS TO PROTECT
347 Military Cutoff Road OUR INVESTMENT.
revisions

Wilmington, NC
ROY CARROLL © 2015 CIP CONSTRUCTION
10-19-2016

B3.1

p.o. box 9846, greensboro, nc. phone: (336) 274-8531


description
1
B4.1 scale: 3/32" = 1'-0"
Building 4 front Elevation

2
B4.1 scale: 3/32" = 1'-0"
Building 4 side Elevation

69' 3"

81' 11"
unoccupied tower element
mk

THIS DRAWING IS THE PROPERTY OF C.I.P.


date

CONSTRUCTION cOMPANY AND IS


SHEET

The Avenue COPYRIGHTED. THIS DRAWING IS NOT TO BE


COPIED IN PART OR WHOLE WITHOUT
date

EXPRESSED WRITTEN CONSENT. WE HAVE


conceptual elevations ENFORCED AND WILL CONTINUE TO ENFORCE
OUR FEDERAL COPYRIGHTS TO PROTECT
347 Military Cutoff Road OUR INVESTMENT.
revisions

Wilmington, NC
ROY CARROLL © 2015 CIP CONSTRUCTION
10-19-2016

B4.1

p.o. box 9846, greensboro, nc. phone: (336) 274-8531


description
2
1

B7.1 scale: 3/32" = 1'-0"


B7.1 scale: 3/32" = 1'-0"
match line match line

Building 7 front Elevation


Building 7 front Elevation

75'-0"

3
B7.1 scale: 3/32" = 1'-0"
Building 7 side Elevation

match line match line


mk

THIS DRAWING IS THE PROPERTY OF C.I.P.


date

The Avenue CONSTRUCTION cOMPANY AND IS


SHEET

COPYRIGHTED. THIS DRAWING IS NOT TO BE


COPIED IN PART OR WHOLE WITHOUT
date

EXPRESSED WRITTEN CONSENT. WE HAVE


conceptual elevations ENFORCED AND WILL CONTINUE TO ENFORCE
OUR FEDERAL COPYRIGHTS TO PROTECT
347 Military Cutoff Road OUR INVESTMENT.
revisions

Wilmington, NC
ROY CARROLL © 2015 CIP CONSTRUCTION
10-19-2016

B7.1

p.o. box 9846, greensboro, nc. phone: (336) 274-8531


description
1

2
B8.1 scale: 3/32" = 1'-0"
B8.1 scale: 3/32" = 1'-0"
match line match line

Building 8 front Elevation


Building 8 front Elevation

match line match line

3
B8.1 scale: 3/32" = 1'-0"
Building 8 side Elevation

75' 0"
mk

THIS DRAWING IS THE PROPERTY OF C.I.P.


date

CONSTRUCTION cOMPANY AND IS


SHEET

The Avenue COPYRIGHTED. THIS DRAWING IS NOT TO BE


COPIED IN PART OR WHOLE WITHOUT
date

EXPRESSED WRITTEN CONSENT. WE HAVE


conceptual elevations ENFORCED AND WILL CONTINUE TO ENFORCE
OUR FEDERAL COPYRIGHTS TO PROTECT
347 Military Cutoff Road OUR INVESTMENT.
revisions

Wilmington, NC
ROY CARROLL © 2015 CIP CONSTRUCTION
10-19-2016

B8.1

p.o. box 9846, greensboro, nc. phone: (336) 274-8531


description
1
B9.1 scale: 3/32" = 1'-0"
match line match line

Building 9 front Elevation

2
B9.1 scale: 3/32" = 1'-0"
Building 9 front Elevation

match line match line

75' 0"
mk

THIS DRAWING IS THE PROPERTY OF C.I.P.


date

CONSTRUCTION cOMPANY AND IS


SHEET

The Avenue COPYRIGHTED. THIS DRAWING IS NOT TO BE


COPIED IN PART OR WHOLE WITHOUT
date

EXPRESSED WRITTEN CONSENT. WE HAVE


conceptual elevations ENFORCED AND WILL CONTINUE TO ENFORCE
OUR FEDERAL COPYRIGHTS TO PROTECT
347 Military Cutoff Road OUR INVESTMENT.
revisions

Wilmington, NC
ROY CARROLL © 2015 CIP CONSTRUCTION
10-19-2016

B9.1

p.o. box 9846, greensboro, nc. phone: (336) 274-8531


description
SITE INFORMATION:
SITE ACREAGE: 44.50± Ac.±

EXISTING ZONING: MHP

SITE ADDRESS: 347, 349 MILITARY CUTOFF RD, 565 MILITARY CUTOFF RD,
302, 306 LANCE DR, 128 E WESTWOOD DR

PARCEL ID: R05105-001-023-000 & R05100-002-008-000


& R05105-001-024-000 & R05105-001-015-001
& R05105-001-015-000 & R05105-001-019-000

DEED REFERENCE: DEED BOOK 1335 PAGE 019, DEED BOOK 5619 PAGE 1573,
DEED BOOK 1220 PAGE 1622, DEED BOOK 5949 PAGE 965,
DEED BOOK 2587 PAGE 146, DEED BOOK 9901 PAGE 501 CURRENT OWNERS:
BURTON REBECCA V & STEVEN M
BUILT-UPON AREA: MAXIMUM BUILT-UPON AREA SHALL BE IN COMPLIANCE WITH
5450 DONA RD
STATE AND LOCAL REQUIREMENTS.
JULIAN, NC 27283
THIS SITE IS A DESIGNATED AREA OF HIGH INTENSITY FROM THE COMP PLAN.
HUDSON NILA MCDOWELL
PO BOX 15926
MAXIMUM BUILDING AREA: 1,750,000 S.F.
MATCH LINE WILMINGTON, NC 28408

ROSEMAN FAMILY TRUST


24 BACKFIN PT
WILMINGTON, NC 28411

TOWLES WILLIAM B
6301 TOWLES RD
WILMINGTON, NC 28409

LANIER BETTY COLLUM


2,450 NC 242 HWY
ELIZABETHTOWN, NC 28337

DEVELOPER:
THE CARROLL COMPANIES
201 N. ELM STREET
SUITE 201
GREENSBORO, NC 27401
336-814-3260
MATCH LINE
SITE INFORMATION:
SITE ACREAGE: 44.50± Ac.±

EXISTING ZONING: MHP

SITE ADDRESS: 347, 349 MILITARY CUTOFF RD, 565 MILITARY CUTOFF RD,
302, 306 LANCE DR, 128 E WESTWOOD DR

PARCEL ID: R05105-001-023-000 & R05100-002-008-000


& R05105-001-024-000 & R05105-001-015-001
& R05105-001-015-000 & R05105-001-019-000

DEED REFERENCE: DEED BOOK 1335 PAGE 019, DEED BOOK 5619 PAGE 1573,
DEED BOOK 1220 PAGE 1622, DEED BOOK 5949 PAGE 965,
DEED BOOK 2587 PAGE 146, DEED BOOK 9901 PAGE 501 CURRENT OWNERS:
BURTON REBECCA V & STEVEN M
BUILT-UPON AREA: MAXIMUM BUILT-UPON AREA SHALL BE IN COMPLIANCE WITH
5450 DONA RD
STATE AND LOCAL REQUIREMENTS.
JULIAN, NC 27283
THIS SITE IS A DESIGNATED AREA OF HIGH INTENSITY FROM THE COMP PLAN.
HUDSON NILA MCDOWELL
PO BOX 15926
MAXIMUM BUILDING AREA: 1,750,000 S.F.
MATCH LINE WILMINGTON, NC 28408

ROSEMAN FAMILY TRUST


24 BACKFIN PT
WILMINGTON, NC 28411

TOWLES WILLIAM B
6301 TOWLES RD
WILMINGTON, NC 28409

LANIER BETTY COLLUM


2,450 NC 242 HWY
ELIZABETHTOWN, NC 28337

DEVELOPER:
THE CARROLL COMPANIES
201 N. ELM STREET
SUITE 201
GREENSBORO, NC 27401
336-814-3260
MATCH LINE