We, the undersigned, urge the Carolina Beach Planning and Zoning Committee and Town Council to reject the proposal to rezone Seaside Chapel 105 Dow Rd (also bordering Charlotte Ave, Hamlet Ave and S 8th Streets) as an educational institution.

The proposal, which is on the Planning and Zoning agenda (Nov. 14) and the Town Council agenda (December 10 at 6pm), if approved would permit Seaside Chapel to add a K-5 school of 90–100 students as Seaside Christian Academy. 

This school at the 100 student size will increase traffic, compromise safety, strain infrastructure, and impact the island's character. *

Key Concerns with the Proposed Rezoning

1-  Limited Community Benefit: The proposed school is not primarily intended to serve Carolina Beach residents. Most students are expected to come from other parts of the county. The existing CB Elementary school already meets the needs of local students effectively.

2- Community Impact on Carolina Beach Elementary School (CBES): A private elementary school may gravely impact CBES:

• CBES is a high ranking, local, & historic elementary school.  Diverting students from CBES will impact its staffing and funding.
• If CBES loses teaching positions- class sizes will grow not shrink as classrooms will be combined.
• CBES will lose full time specialists who will need to be split between multiple schools
• CBES may lose admin positions.
• CBES Student enrollment has been decreasing year to year- has only 380 students current year.  Expected to have 360 Fall 2025. CBES- is not over-enrolled.

3- Traffic, Safety Concerns & The Island Greenway: The School will lead to high traffic volumes, particularly during morning drop-offs and afternoon pick-ups.

• The private school will bring 50 to 200 additional cars to the island daily, clogging already busy roads including Dow Rd. Cars to include: parents, staff, teachers, admin., deliveries, volunteers, church members, garbage, etc.
• * Dow road has no turn lane at Hamlet Ave or Charlotte Ave
• This school’s proximity to Carolina Beach Elementary School(CBES)  will add to traffic congestion and strain on residential streets during peak hours. Atlanta, Clarendon and S. 6th already experience a high volume of speeding cars around CBES drop-off and pick-up times.
• Note: CBES manages 65-100 daily car pick-ups and drop-offs with a turn lane, lane breaks, 15 staff members, and support from 6 CBPD officers.

 

• This location directly impacts the Island Greenway on South 8th St., which does not have a sidewalk or shoulder. The Island Greenway was expressly created as an investment in safe recreational paths for pedestrians and cyclists. Traffic congestion poses severe safety risks for pedestrians, especially on our narrow residential streets that do not have sidewalks, crosswalks, bi-directional stop signs or traffic signals

 

• Fire Department on Charlotte & Cape Fear Blvd. (At Turn lane off Dow Rd.): CB Fire Adjacent to Seaside Chapel. Additional traffic may delay emergency response times for adjacent fire and medical services. 

4- Increased Flooding & Stormwater Risks: The property at 105 Dow Rd. already has drainage and standing water issues as a grass field.  Without implementing appropriate infrastructure: Adding Gravel to grass for parking, playgrounds, or buildings may lead to increased stormwater runoff, increasing the risk of flooding.

5- Strain on Local Infrastructure: 

• The proposed school will require town-maintained utilities, including water, sewer, and waste-management systems, potentially necessitating costly upgrades.
• Increased car and large vehicle traffic (for food services and trash removal) will lead to faster deterioration of local roads, placing additional demands on maintenance budgets.

6- Existing Zoning Regulations Ignored:

• On Oct. 8, 2020, Seaside Chapel received a Conditional Use Permit for the Seaside Christian Childcare after-school program. Four years later, landscaping requirements and * state mandated fencing have still not been met, raising concerns about adherence to future zoning requirements.
• Compliance with local zoning ordinances is crucial for the safety and well-being of children and the community.

7- Incompatible with Residential Community Zoning:

• The proposed school is within an R-3 district, zoned for moderate- to low- density single-family residential use and other compatible uses. R3 discourages “any use which, because of its character, would not be in harmony with the residential community and which would be detrimental to the residential quality and value of the district."
• We believe that founding a school to primarily serve out-of-town students is counter to these guidelines.

8- Impact on Quality of Life: The noise, traffic, and effects on pedestrian and cyclist safety, as well as reduced privacy resulting from school operations, may decrease and compromise adjacent residents' quality of life and negatively impact property values.

9- * With the potential Phase 2 expansion to a K-12 school accommodating up to 500 students including the construction of a large-scale building, although any expansion would require a new application; the school would already be established by that time, making it essential to ensure proper infrastructure is in place now.

* Phase 2, has not been taken off the table- raises concerns about the school's ability to coexist with the neighborhood’s existing single-family homes. 

 

In light of these concerns, we ask the Carolina Beach Planning and Zoning Board, as well as the CB Town Council, to prioritize the well-being, safety, and character of our community by rejecting this proposal to rezone Seaside Chapel at 105 Dow Road from Church to School.

*NOTE: Copy Edits made: 11/30/2024 at 7am for clarification.