JULY MEETING AGENDA PACKET
NEW HANOVER COUNTY
PLANNING BOARD AGENDA
Assembly Room, New Hanover County Historic Courthouse
24 North Third Street, Room 301 Wilmington, NC 28401
Members of the Board
Donna Girardot, Chair | Paul Boney, Vice-Chair
Thomas 'Jordy' Rawl | Ernest Olds | Jeffrey B. Petroff | H. Allen Pope | Colin J. Tarrant
Wayne Clark, Director of Planning & Land Use | Ken Vafier, Planning Manager
JULY 9, 2020 6:00 PM
Mee8ng Called to Order by Chair, Donna Girardot
Pledge of Allegiance by Planning Manager, Ken Vafier
Approval of Minutes (June 2019, July 2019, June 2020)
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substanal changes in these peons as a result of objecons, debate,
and discussion at the meeng, including rezoning to other classificaons.
1 Quasi-Judicial Hearing
Special Use Permit Request (S20-02) – Request by Seacoast Chris8an Academy on behalf of the
property owner, Coastal Community Bap8st Church, for a Special Use Permit to operate a child
care center within the R-15, Residen8al District, located at 7721 Alexander Road.
OTHER ITEMS
1 Development Code Update (Unified Development Ordinance Project)
Planning Board - July 9, 2020
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 7/9/2020
Regular
DEPARTMENT: Planning PRESENTER(S): Gideon Smith, Current Planner
CONTACT(S): Gideon Smith, Current Planner; Brad Schuler; and Wayne Clark, Planning and Land Use
Director
SUBJECT:
Quasi-Judicial Hearing
Special Use Permit Request (S20-02) – Request by Seacoast Chris6an Academy on behalf of the property owner,
Coastal Community Bap6st Church, for a Special Use Permit to operate a child care center within the R-15,
Residen6al District, located at 7721 Alexander Road.
BRIEF SUMMARY:
The applicant is seeking to obtain a special use permit to operate a child care center in the R-15 zoning district. The
center, called Seacoast Chris'an Academy, currently operates within the Coastal Community Bap'st Church during
weekdays from 8:30 am to noon. As proposed, the child care center will expand their hours of opera'on to 7:30 am to
3:00 pm, Monday through Friday.
The current opera'on is limited to providing care for less than four hours per day due to North Carolina licensure
requirements. Because of the limited hours, the exis'ng day care is considered an accessory use to the exis'ng church
and is permi6ed by-right. The expansion of the hours of opera'on changes the classifica'on of the use from an
accessory use to a principal use that requires a special use permit.
The Coastal Community Bap'st Church site is currently under construc'on to relocate all church related ac'vi'es to a
new sanctuary, located immediately north of the exis'ng structure where day care is currently provided. This
construc'on is not related to this special use permit request because religious assemblies are allowed by-right in the R-
15 zoning district.
Based upon the current teacher to child ra'o and square footage of the exis'ng facili'es, the applicant has indicated
that the center will have a maximum enrollment capacity of 120 children, which is consistent with the current
opera'on.
According to the applicant, there will be two drop off periods, one between 7:30 am-8:00 am, and another between
8:45 am-9:15 am, allowing for staggered arrivals. In addi'on, there will be two pick up periods, one between 12:15 pm-
12:45 pm, and another between 1:45 pm-2:45 pm, allowing for staggered pick up. The applicant an'cipates that the
majority of children will be picked up within these 'me frames. However, they also an'cipate that some children will
be picked up earlier than the standard 'me frames.
The subject site is currently accessed by an exis'ng driveway located along Alexander Road (SR 1355). In addi'on,
there is a shared driveway connec'on between the subject site and the exis'ng office park to the immediate south
that connects to Market Street via Marshall Court.
The ITE Trip Genera'on Manual provides trip genera'on es'mates for child care centers based upon the total number
of children enrolled, which translates to approximately 90 AM peak hour trips when applied to this request. No
notable traffic is expected to be generated during the tradi'onal 5:00 pm peak hour because the last pick up 'me is
Planning Board - July 9, 2020
ITEM: 1
before 3:00 pm.
Churches and their associated child care facili'es are common uses adjacent to low density residen'al areas and
provide appropriate transi'ons to more intense uses and major roadways in addi'on to providing services to nearby
residents. The appropriateness of this use as a common transi'on is indicated by churches being allowed by-right in
the R-15 zoning district and child care facili'es being a use permi6ed by special use permit.
The exis'ng building on site is currently u'lized as a day care for 3.5 hours on weekdays and church services on
weekends. Traffic generated from the proposed expanded hours of opera'on is likely to be similar to what occurs on
the site today because morning drop off 'mes are similar to exis'ng pa6erns. This proposal allows for the child care
center to operate later in the day with pick up staggered between 12:15 pm-3:00 pm which will reduce the number of
vehicles entering and exi'ng the site at one pick up 'me. In addi'on, the pickup hours are outside of Market Street’s
weekday PM peak around 5:00 pm.
The proposed child care center use is generally CONSISTENT with the 2016 Comprehensive Plan because it provides
child care services that can support nearby residen'al neighborhoods, in line with the recommended mix of uses for
both Community Mixed Use and General Residen'al place types.
STRATEGIC PLAN ALIGNMENT:
Superior Educa'on & WorkforcePromote early learning that ensures life-long resiliencyIncrease formal and informal
family supportsProvide high quality birth through age eight learning environments
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Example Mo6on for Approval:
Mo'on to recommend approval, as the Board finds that this applica'on for a Special Use Permit meets the four
required conclusions based on the findings of fact included in the Staff Report.
[OPTIONAL]Note any addi'onal findings of fact related to the four required conclusions.
[OPTIONAL] Note any condi'ons be added to the development:
[List Condi ons]
Staff Suggested Condi'ons:
1. The child care center shall be limited to a maximum capacity of 120 children.
Example Mo6on for Denial:
Mo'on to recommend denial, as the Board cannot find that this proposal:
1. Will not materially endanger the public health or safety;
2. Meets all required condi'ons and specifica'ons of the Unified Development Ordinance;
3. Will not substan'ally injure the value of adjoining or abuIng property;
4. Will be in harmony with the area in which it is to be located and in general conformity with the
Comprehensive Land Use Plan for New Hanover County.
[State the finding(s) that the applica on does not meet and include reasons why it is not being met]
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - July 9, 2020
ITEM: 1
Planning Board - July 9, 2020
ITEM: 1
SCRIPT for SPECIAL USE PERMIT Application (S20-02)
Request by Seacoast Christian Academy on behalf of the property owner, Coastal Community Baptist
Church, for a Special Use Permit to operate a child care center within the R-15, Residential District,
located at 7721 Alexander Road.
1. Swear witnesses: Announce that “the Special Use Permit process requires a quasi-judicial hearing; therefore,
any person wishing to testify must be sworn in. All persons who signed in to speak and wish to present
competent and material testimony please step forward to be sworn in. Thank you.”
2. This is a quasi-judicial hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and additional 5 minutes for rebuttal.
3. Conduct hearing, as follows:
a. Staff presentation
b. Applicant’ s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s cross examination/rebuttal (up to 5 minutes)
e. Opponent’s cross examination/rebuttal (up to 5 minutes)
4. Close the hearing
5. Board discussion
6. Ask Applicant whether he/she agrees with staff findings.
7. Vote on the Special Use Permit application.
Motion to approve the permit - All findings are positive.
Motion to approve the permit, subject to conditions specified below:
(State Conditions)
___________________________________________________________________________
___________________________________________________________________________
Motion to deny the permit because the Board cannot find:
a. That the use will not materially endanger the public health or safety if located where
proposed for the following reason:
________________________________________________________________________
________________________________________________________________________
b. That the use meets all required condition 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:
________________________________________________________________________
________________________________________________________________________
Planning Board - July 9, 2020
ITEM: 1 - 1 - 1
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 Comprehensive Land Use Plan for New Hanover County:
________________________________________________________________________
________________________________________________________________________
Example Motion for Approval:
Motion to approve, as the Board finds that this application for a Special Use Permit meets the four required
conclusions based on the findings of fact included in the Staff Report.
[OPTIONAL] Note any additional findings of fact related to the four required conclusions.
[OPTIONAL] Also, that the following conditions be added to the development:
Staff Suggested Condition:
1. The child care center shall be limited to a maximum capacity of 120 children.
Example Motion for Denial:
Motion to deny, as the Board cannot find that this proposal:
1. Will not materially endanger the public health or safety;
2. Meets all required conditions and specifications of the Unified Development Ordinance;
3. Will not substantially injure the value of adjoining or abutting property;
4. Will be in harmony with the area in which it is to be located and in general conformity with the
Comprehensive Land Use Plan for New Hanover County.
[State the finding(s) that the application does not meet and include reasons to why it is not being met]
Planning Board - July 9, 2020
ITEM: 1 - 1 - 2
S20-02 Staff Report PB 7.9.2020 Page 1 of 15
STAFF REPORT FOR S20-02
SPECIAL USE PERMIT APPLICATION
APPLICATION SUMMARY
Case Number: S20-02
Request:
SUP to allow for the operation of a child care center as part of the Coastal Community Baptist
Church facility, within the R-15, Residential District
Applicant: Property Owner(s):
Allison Jordan Coastal Community Baptist Church
Location: Acreage:
7721 Alexander Road 19.16 acres
PID(s): Comp Plan Place Type:
R03600-003-007-000;
R03600-003-007-001
General Residential/
Community Mixed Use
Existing Land Use: Proposed Land Use:
Church Church with child care center
Current Zoning:
R-15
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential R-15
East Alexander Road Right-of-Way and Single-Family
Residential R-15
South Professional Offices, Child Care Center/School, Medical
and Dental Office and Clinic, and Personal Services (CUD) O&I, O&I
West Undeveloped, Single-Family Residential R-15
Planning Board - July 9, 2020
ITEM: 1 - 2 - 1
S20-02 Staff Report PB 7.9.2020 Page 2 of 15
ZONING HISTORY
July 6, 1971 Initially zoned R-15 (Area 5)
COMMUNITY SERVICES
Water/Sewer Water and sewer is currently provided by CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Station Ogden
Schools Blair Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Ogden Park, Parkwood Recreation Area, Smith Creek Park, Smith Creek
Park Preserve, and Pages Creek Park Preserve
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
EXISTING CONDITIONS & PROPOSED CONCEPTUAL PLAN
The applicant is seeking to obtain a special use permit to operate a child care center in the
R-15 zoning district. The center, called Seacoast Christian Academy, currently operates
within the Coastal Community Baptist Church during weekdays from 8:30 am to 12:00 pm.
As proposed, the child care center will expand their hours of operation to 7:30 am to 3:00
pm, Monday through Friday. Enrollment will be open to the community.
The current operation is limited to providing care for less than four hours per day due to
North Carolina licensure requirements. Because of the limited hours, the existing day care is
considered an accessory use to the existing church and is permitted by-right.
The applicant is required to be licensed by the NC Department of Health and Human
Services (NCDHHS) because they are seeking to expand the hours of operation from 3.5
hours per day to 7.5 hours per day. The extended hours also change how the use is classified
Planning Board - July 9, 2020
ITEM: 1 - 2 - 2
S20-02 Staff Report PB 7.9.2020 Page 3 of 15
in the Unified Development Ordinance (UDO) from an accessory use to a principal use that
requires a special use permit.
Proposed Conceptual Site Plan with Staff Markups
Under the current operation, approximately 120 children attend the limited program on a
weekly basis. However, the specific number on any given weekday varies based upon the
individual needs of each family. In addition, there are a total of approximately 20 staff
members associated with the existing operation.
The Coastal Community Baptist Church site is currently under construction to relocate all
church related activities to a new sanctuary, located immediately north of the existing
structure where day care is currently provided. This construction is not related to this special
use permit request because religious assemblies are allowed by-right in the R-15 zoning
district. Development related permits have been obtained to allow for this construction.
This expansion will allow for space in the existing building and modular buildings to be
dedicated to the expanded child care operation.
ZONING CONSIDERATIONS
The applicant is proposing a child care center, which would allow Seacoast Christian
Academy to operate for more than 4 hours each day of the week. Specifically, from 7:30
am to 3:00 pm, Monday through Friday. In addition to obtaining a special use permit, other
State and local permits are required prior to the operation with the extended child care
hours.
The applicant has indicated that all of the child care related uses will be within the existing
building, modular classrooms, and recreational area, and all church services will take place
within the new facility. In addition, there will be no overlap or conflict between the child
Planning Board - July 9, 2020
ITEM: 1 - 2 - 3
S20-02 Staff Report PB 7.9.2020 Page 4 of 15
care and church operations as the child care is limited to weekday operation, and the church
typically operates on the weekend.
Photo of Existing Building
Photo of New Sanctuary Under Construction
The UDO does not limit the number of children or set a maximum capacity permitted within
the child care center. The capacity is reviewed and regulated by the NCDHHS Division of
Child Development and Early Education, the North Carolina Building Code, and North
Carolina Fire Code.
Based upon the current teacher to child ratio and square footage of the existing facilities,
the applicant has indicated that the center will have a maximum enrollment capacity of 120
children, which is consistent with the current operation.
According to the applicant, there will be two drop off periods, one between 7:30 am-8:00
am, and another between 8:45 am-9:15 am, allowing for staggered arrivals. In addition,
there will be two pick up periods, one between 12:15 pm-12:45 pm, and another between
1:45 pm-2:45 pm, allowing for staggered pick up. The applicant anticipates that the
majority of children will be picked up within these time frames. However, they also
anticipate that some children will be picked up earlier than the standard time frames.
The center’s total enrollment and daily schedule will dictate the number of children present
on any given day. Children will attend the center either Monday through Friday or alternate
every other day. The applicant has included a schedule that outlines the total number of
students attending the facility each day in the application.
Planning Board - July 9, 2020
ITEM: 1 - 2 - 4
S20-02 Staff Report PB 7.9.2020 Page 5 of 15
In addition, based upon the current operation, some families carpool and multiple siblings
are driven by one parent so it is anticipated that the total cars during drop off/pick up
hours will be less than the number of children present on any given day.
As proposed, there are six classrooms, two modular classrooms, and a sanctuary that will
be converted into a gathering area for related school programs within the existing building.
There is an outdoor recreational area for children as well.
The existing parking facility consists of approximately 155 parking spaces, and with the
new sanctuary building, an additional 30 parking spaces will be constructed, totaling 185
spaces. This will be sufficient to serve both the church and the child care operation, as the
child care center will operate when normal church services are not conducted.
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - July 9, 2020
ITEM: 1 - 2 - 5
S20-02 Staff Report PB 7.9.2020 Page 6 of 15
TRANSPORTATION
The subject site is currently accessed by an existing driveway located along Alexander
Road (SR 1355). In addition, there is a shared driveway connection between the subject site
and the existing office park to the immediate south that connects to Market Street via
Marshall Court.
The ITE Trip Generation Manual provides trip generation estimates for child care centers
based upon the total number of children enrolled, which translates to approximately 90 AM
peak hour trips when applied to this request. No notable traffic is expected to be generated
during the traditional 5:00 pm peak hour because the last pick up time is before 3:00 pm.
Due to the class schedule and varying levels of attendance throughout the week, the
staggered drop off/pick up times between 7:30 am-9:15 am and 12:15 pm-2:45 pm,
carpooling, and multiple siblings in vehicles, the proposed use is not expected to generate
more than 100 trips in any peak hour.
Once the Market Street Median Project is completed in 2023, motorists will still have the
option to utilize either Alexander Road or Marshall Court when entering the site from
southbound Market Street. Motorists traveling northbound on Market Street will be able to
use the unsignalized left-over at the southern Alexander Road intersection, the signalized
left-over at the northern Alexander Road intersection, or u-turn and turn right at the southern
Alexander Road intersection. When exiting the site using Marshall Court and Alexander
Road, motorists will be limited to a right hand turning movement. Torchwood
Boulevard/Bayshore Drive is the nearest signalized intersection that will allow motorists to
u-turn and travel north. The graphic on Page 8 illustrates the future turning movements that
will be possible when the Market Street project is constructed.
Planning Board - July 9, 2020
ITEM: 1 - 2 - 6
S20-02 Staff Report PB 7.9.2020 Page 7 of 15
Because there have been no recent traffic impact analyses in the area addressing relevant
intersections, staff has provided the volume to capacity ratio for Market Street near the
subject site. While volume to capacity ratio, based on average daily trips, can provide a
general idea of the function of adjacent roadways, the delay vehicles take in seconds to
pass through intersections is generally considered a more effective measure when
determining the Level of Service of a roadway. However, the available volume to capacity
data indicates capacity currently exists in this area to support the expected additional
traffic.
NCDOT Average Annual Daily Traffic (AADT) - 2017
Road Location Volume Capacity V/C
Market Street South of Torchwood
Blvd/Bayshore Drive 44,000 44,300 0.95
Market Street North of Sweetwater
Road 42,000 49,250 0.85
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Planning Board - July 9, 2020
ITEM: 1 - 2 - 7
S20-02 Staff Report PB 7.9.2020 Page 8 of 15
Nearby NC STIP Projects:
STIP Project U-4751 (Military Cutoff Extension)
o Project to extend Military Cutoff from Market Street to I-140.
o The project is currently under construction and is expected to be completed by early
2023. The extension of Military Cutoff will run about 0.75 miles west of the subject
site. Lendire Road/Brittany Lakes Drive, Torchwood Boulevard, and Putnam
Drive/Bradfield Court will connect to the Military Cutoff extension, allowing access
to neighborhoods west of Market Street. The project will also install a sidewalk and
multi-use path along the extension of Military Cutoff and the sections of Market
Street included in the project.
o Installation of an additional exclusive eastbound right-turn lane on Lendire Road at
Market Street is required as part of the Ogden Starbucks development. The
installation of this improvement will be coordinated with the Military Cutoff Extension
project.
o NCDOT also intends to perform widening and striping of Lendire Road by 2023.
The widening will consist of the addition of 4 feet of asphalt to each side of the road
for a total widening of 8 feet. The widening of the road will be from Ogden Business
Lane to the Military Cutoff extension right-of-way.
STIP Project U-4902D (Market Street Median)
o Project to install a center median and pedestrian accessways along Market Street
from Middle Sound Loop Road to Marsh Oaks Drive. The pedestrian accessways
will consist of a 10-foot multi-use path on the eastern side of the street, and a 5-
foot sidewalk on the western side of the street.
o The project is currently under construction and is expected to be completed in early-
2023.
Planning Board - July 9, 2020
ITEM: 1 - 2 - 8
S20-02 Staff Report PB 7.9.2020 Page 9 of 15
Nearby Traffic Impact Analyses: Traffic Impact Analyses are completed in accordance with the
WMPO and NCDOT standards. Approved analyses must be re-examined by NCDOT if the proposed
development is not completed by the build out date established within the TIA.
1. Bayshore
Commercial
Development
20,000 square feet of
Medical/Dental Office
70,000 square feet of
Shopping Center
8,000 square feet of High
Turnover Sit Down
Restaurant
4,000 square feet of Fast
Food Restaurant
TIA approved September 11,
2019
2022 Build Out Year
The TIA requires improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of an additional westbound left turn lane on Bayshore Drive to Market Street
Extension of existing northbound right turn lane on Market Street from Bayshore Drive to
the site’s access points
Nearby Proposed Developments included within the TIA:
None
Development Status: The property is zoned B-2, which allows for this development by-right.
Preliminary plans have been reviewed by the TRC.
Proposed Development Land Use/Intensity TIA Status
2. Middle Sound West
288 multi-family units
Small office with 32
employees
Approved August 14, 2019
2021 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of a westbound right-turn lane at the site’s access on Lendire Road.
Nearby Proposed Developments included within the TIA:
Ogden Starbucks
Development Status: Special Use Permit request denied by the Board of Commissioners
Planning Board - July 9, 2020
ITEM: 1 - 2 - 9
S20-02 Staff Report PB 7.9.2020 Page 10 of 15
Proposed Development Land Use/Intensity TIA Status
3. Ogden Starbucks 2,200 square foot coffee
shop with drive thru
Approved May 10, 2019
2021 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of an additional exclusive eastbound right-turn lane on Lendire Road at
Market Street (improvement installation to be coordinated with the Military Cutoff
Extension project U-4751). Modification of the signal timing at the same intersection to
incorporate the new dual right-turn lanes.
Nearby Proposed Developments included within the TIA:
None
Development Status: Complete, however the installation of right-turn lane will be completed
with the Military Cutoff extension project.
4. Bailey Shoppes
4,800 sf of Office
6,600 sf of Shopping Center
1,200 sf of Fast Food
Restaurant with Drive-Thru
2,400 sf of High-Turnover
Restaurant
Approved February 20,
2018
2018 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of a southbound right-turn lane from Bump Along Road to Mendenhall Drive
Installation of a traffic signal at a future u-turn movement to be located approximately
800 feet south of Alexander Road
Nearby Proposed Developments included within the TIA:
Aldi at Marsh Oaks
Amberleigh Shores Phase II
Development Status: Initial site work has been completed, however, no structures have been
constructed at this time.
ENVIRONMENTAL
The property is not within a Natural Heritage Area or Special Flood Hazard Area.
The property is within the Pages Creek (SA;HQW) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (suitable/slight limitation), Class II (moderate limitation) and class
III (severe limitations) soils, however, the site is already served by CFPUA water and sewer
services.
Planning Board - July 9, 2020
ITEM: 1 - 2 - 10
S20-02 Staff Report PB 7.9.2020 Page 11 of 15
CONTEXT AND COMPATIBILITY
Churches and their associated child care facilities are common uses adjacent to low density
residential areas and provide appropriate transitions to more intense uses and major
roadways in addition to providing services to nearby residents.
The appropriateness of this use as a common transition is indicated by churches being
allowed by-right in the R-15 zoning district and child care facilities being a use permitted
by special use permit.
The proposed child care center will be located mostly within the existing building where
church services have been held for over 10 years. In addition, there is no physical change
to the character of this part of the facility or the site as a result of this proposal.
The existing building on site is currently utilized as a day care for 3.5 hours on weekdays
and church services on weekends. Traffic generated from the proposed expanded hours of
operation is likely to be similar to what occurs on the site today because morning drop off
times are similar to existing patterns. This proposal allows for the child care center to
operate later in the day with pick up staggered between 12:15 pm-3:00 pm which will
reduce the number of vehicles entering and exiting the site at one pick up time. In addition,
the pickup hours are outside of Market Street’s weekday PM peak around 5:00 pm.
The trips generated from the proposed use will have two ways to enter and exit the site as
there is an existing driveway to Alexander Road which connects to Market Street, and a
connection through the office park that connects directly to Market Street from Marshall
Court.
The office park that abuts the subject site currently contains a cluster of office, personal
care, and child care uses fronting Market Street.
This proposal is intended to provide convenient child care and early education to nearby
residents, both in the existing neighborhoods and neighborhoods in general vicinity.
Other similar church daycare facilities include Myrtle Grove Christian School Daycare and
Brighter Beginnings Early Learning Center.
Myrtle Grove Christian School Daycare – Brighter Beginnings Early Learning Center –
Monkey Junction Wrightsboro
Planning Board - July 9, 2020
ITEM: 1 - 2 - 11
S20-02 Staff Report PB 7.9.2020 Page 12 of 15
Subject Site Near Existing Neighborhoods
2016 COMPREHENSIVE LAND USE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type
Community Mixed Use & General Residential
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with either place type, allowing site-specific features and
evolving development patterns in the surrounding area to be considered.
Planning Board - July 9, 2020
ITEM: 1 - 2 - 12
S20-02 Staff Report PB 7.9.2020 Page 13 of 15
Place Type
Description
Community Mixed Use: Focuses on small-scale, compact, mixed use
development patterns that serve all modes of travel and act as an attractor
for county residents and visitors. Types of appropriate uses include office,
retail, mixed use, recreational, commercial, institutional, and multi-family
and single-family residential.
General Residential: Focuses on lower-density housing and associated civic
and commercial services. Typically, housing is single-family or duplexes.
Commercial uses should be limited to strategically located office and retail
spaces, while recreation and school facilities are encouraged throughout.
Types of uses include single-family residential, low-density multi-family
residential, light commercial, civic, and recreational.
Analysis
The subject property is located along Alexander Road to the rear of, and
connected to, a cluster of office, personal care, and child care uses fronting
Market Street. The proposed child care center use would be located in an
existing religious assembly facility near existing residential neighborhoods.
The Comprehensive Plan classifies the portions of the property closest to
Market Street as a Community Mixed Use place and those near existing
residential neighborhoods as General Residential. In general, the plan
designates areas along roadways for higher residential densities and a mix
of uses and those adjacent to existing neighborhoods for residential
development and supportive commercial, civic, and recreational
development.
A child care center is in line with both the institutional services intended for
Community Mixed Use areas and the types of supportive civic development
allowed for in the General Residential areas. Locating services in these
areas is intended to provide convenient support services for nearby
residents, and the location of educational facilities, such as child care centers
and schools, near existing neighborhoods is specifically encouraged.
Consistency
Recommendation
The proposed child care center use is generally CONSISTENT with the 2016
Comprehensive Plan because it provides child care services that can support
nearby residential neighborhoods, in line with the recommended mix of uses
for both Community Mixed Use and General Residential place types.
Planning Board - July 9, 2020
ITEM: 1 - 2 - 13
S20-02 Staff Report PB 7.9.2020 Page 14 of 15
STAFF PRELIMINARY CONCLUSIONS AND FINDINGS OF FACT:
Staff has conducted an analysis of the proposed use and the information provided as part of the
application package and has created preliminary findings of fact for each of the conclusions
required to be reached to approve the special use permit request. These preliminary findings of
fact and conclusions are based solely on the information provided to date, prior to any information
or testimony in support or opposition to the request that may be presented at the upcoming public
hearing at the Board meeting.
Conclusion 1: The Board must find that the use will not materially endanger the public health
or safety where proposed and developed according to the plan as submitted and approved.
A. Water and sewer services will be provided by CFPUA and designed in accordance with
CFPUA’s standards.
B. The subject property is located in the New Hanover County Northern Fire Service District.
C. Access to the site will be from an existing driveway that will be reviewed by NCDOT during
the driveway permit process.
D. The site is accessed from both Alexander Road and Marshall Court, which provide direct
connections to Market Street. The two ingress and egress points increase the ability for
Emergency Services to access the child care facility in the event of an emergency.
E. The proposed child care center is estimated to generate about 90 trips in the AM peak hour
and is expected to have no notable impact on the traditional 5:00 pm peak hour. The
available volume to capacity data, provided by NCDOT and the WMPO, indicates
capacity currently exists in this area to support the minor changes in traffic patterns that
may occur as a result of the extended hours.
F. An operational permit will need to be issued by the Fire Marshal's Office before child care
facility opens. The sprinkler and fire alarm system must be currently inspected and in
operational order.
G. The child care center must be licensed with the North Carolina Department of Health and
Human Services and comply with additional regulations imposed by the agency.
Conclusion 2: The Board must find that the use meets all required conditions and specifications
of the Unified Development Ordinance.
A. The site is zoned R-15, Residential District.
B. Child care centers are allowed by Special Use Permit in the R-15 zoning district.
C. The existing site complies with all applicable technical standards of the Unified Development
Ordinance including buffering and parking requirements to accommodate the proposed
child care center. No additional site improvements are required.
Conclusion 3: The Board must find that the use will not substantially injure the value of
adjoining or abutting property or that the use is a public necessity.
A. The proposed child care center use would be located in an existing religious assembly
facility adjacent to two existing child care facilities (Children’s Cottage of Wilmington &
Kiddie Academy of Wilmington). The surrounding area contains a mixture of land uses
including single-family residential and commercial land uses.
B. No new construction is proposed to accommodate the proposed child care center operation.
C. Institutional uses are located adjacent and nearby to residential uses elsewhere in the
county.
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S20-02 Staff Report PB 7.9.2020 Page 15 of 15
D. No evidence has been submitted that this project will decrease the property values of
adjacent or nearby properties.
Conclusion 4: The Board must find 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 Comprehensive Land Use Plan for New
Hanover County.
A. The 2016 Comprehensive Plan classifies the subject site as General Residential and
Community Mixed Use. A child care center is in line with both the institutional services
intended for Community Mixed Use areas and the types of supportive civic development
allowed for in the General Residential areas. Locating services in these areas is intended
to provide convenient support services for nearby residents, and the location of educational
facilities, such as child care centers and schools, near existing neighborhoods is specifically
encouraged.
B. The proposed child care center use is generally consistent with the 2016 Comprehensive
Plan because it provides child care services that can support nearby residential
neighborhoods, in line with the recommended mix of uses for both Community Mixed Use
and General Residential place types.
Staff Suggested Condition
1. The child care center shall be limited to a maximum capacity of 120 children.
EXAMPLE MOTIONS
Example Motion for Approval:
Motion to recommend approval, as the Board finds that this application for a Special Use Permit
meets the four required conclusions based on the findings of fact included in the Staff Report.
[OPTIONAL] Note any additional findings of fact related to the four required conclusions.
[OPTIONAL] Note any conditions be added to the development:
[List Conditions]
Staff Suggested Condition:
1. The child care center shall be limited to a maximum capacity of 120 children.
Example Motion for Denial:
Motion to recommend denial, as the Board cannot find that this proposal:
1. Will not materially endanger the public health or safety;
2. Meets all required conditions and specifications of the Unified Development Ordinance;
3. Will not substantially injure the value of adjoining or abutting property;
4. Will be in harmony with the area in which it is to be located and in general conformity with
the Comprehensive Land Use Plan for New Hanover County.
[State the finding(s) that the application does not meet and include reasons why it is not being met]
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APPLICANT
MATERIALS
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Seacoast Christian Academy
Projected Students
Time of Day Monday-Wednesday-Friday Tuesday-Thursday Monday-Friday
Entering Leaving Entering Leaving Entering Leaving
7:30-8:00 25 25 20 20
8:45-9:15 40 40 30 30 5 5
12:15-12:45 40 40 30 30 5 5
1:45-2:45 25 25 20 20
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Seacoast Christian Academy
Projected Vehicles
Time of Day Monday-Wednesday-Friday Tuesday-Thursday Monday-Friday
Entering Leaving Entering Leaving Entering Leaving
7:30-8:00 23 23 17 17
8:45-9:15 35 35 25 25 3 3
12:15-12:45 35 35 25 25 3 3
1:45-2:45 23 23 17 17
Projected around 120 students but attending different days. Some on MWF and some TTH (less vehicles for siblings and carpools) but will also attend
different hours. Vehicles will enter from different entances off Market St. as well. These are estimates based on projected enrollment for
upcoming approvals. Seacoast is flexible with varying times and will adjust upon recommendations to make the traffic flow in the best interest of all
involved.
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PROPOSED
SITE PLAN
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