2021-01 PB 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
JANUARY 7, 2021 6:00 PM
Mee8ng Called to Order by Chair, Donna Girardot
Pledge of Allegiance by Planning Manager, Ken Vafier
Approval of Minutes
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 Rezoning Request (Z20-23) – Request by Hamilton Hicks, Jr. on behalf of the property owners,
Dora Lee E. and David Earl Raines Heirs to rezone approximately 8.28 acres of land located
east of Marjoram Way, near the 900 block of North Kerr Avenue from R-15, ResidenEal
District, to RMF-L, ResidenEal MulE-Family Low Density District.
OTHER ITEMS
1 Elec8on of Planning Board Officers by Deputy County A=orney, Sharon Huffman
Planning Board - January 7, 2021
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 1/7/2021
Regular
DEPARTMENT: Planning PRESENTER(S): Gideon Smith, Current Planner
CONTACT(S): Gideon Smith, Brad Schuler, Senior Planner, Rebekah Roth, Planning and Land Use Interim
Director
SUBJECT:
Rezoning Request (Z20-23) – Request by Hamilton Hicks, Jr. on behalf of the property owners, Dora Lee E. and
David Earl Raines Heirs to rezone approximately 8.28 acres of land located east of Marjoram Way, near the 900
block of North Kerr Avenue from R-15, ResidenEal District, to RMF-L, ResidenEal MulE-Family Low Density
District.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 8.28 acres from R-15 to RMF-L. The subject property is located on
the eastern side of N. Kerr Avenue, between Mar2n Luther King Jr. Parkway and New Centre Drive. The subject
property consists of four parcels and is within a por2on of unincorporated land that is surrounded by the City of
Wilmington. The zoning of the surrounding proper2es within the City includes MF-M, MF-L, R-10, R-7, and RB.
The subject site does not have any frontage on Marjoram Way as the City limits begin slightly east of that road.
However, the property owner does own this frontage, as well as the land west of Marjoram, and is currently
considering the rezoning of that property to mul2-family, as well. According to City Staff and the applicant, the
poten2al City rezoning is on hold at this 2me. City Staff has indicated a preference for a condi2onal rezoning request
and applica2on for annexa2on.
The subject site can s2ll be developed under the County’s RMF-L standards even if a rezoning request is not pursued
within the City’s jurisdic2on. In addi2on, the applicant’s remaining property within the City could s2ll be developed
under the current zoning designa2on (R-10) if this proposal was approved.
Under the current R-15 zoning designa2on, the County’s performance residen2al standards would allow up to 21
dwelling units at a maximum density of 2.5 dwelling units per acre (du/ac) on the subject property. The applicant is
proposing to rezone the subject property to RMF-L which would allow up to 83 dwelling units at a maximum density of
10 du/ac.
Traffic Impact Analyses are not required for straight rezonings, as a specific development proposal is required to
analyze access, poten2al trip genera2on, and possible roadway improvements. However, before any major
development can occur on this site, the Technical Review CommiAee (TRC) will review all plans for compliance with
applicable County and State regula2ons.
A by-right residen2al development on the site under the current zoning (R-15) would allow 21 dwelling units, which is
es2mated to generate about 20 trips in the AM and 23 trips in the PM peak hours. Because the RMF-L zoning is
intended for a range of housing types, including aAached housing, Staff has provided trip genera2on es2mates for the
site if it were developed with mul2-family or townhomes. If 83 mul2-family dwelling units are constructed on the site,
it is es2mated to generate about 29 trips in the AM and 37 trips in the PM peak hours, with an expected net difference
Planning Board - January 7, 2021
ITEM: 1
in traffic of an increase of 9 AM and 14 PM peak trips when compared to current zoning. If 83 townhome units are
constructed on the site, it is es2mated to generate about 40 trips in the AM and 50 trips in the PM peak hours, with an
expected net difference in traffic of an increase of 20 AM and 27 PM peak trips when compared to current zoning.
Based on a generalized historic genera2on rate, staff would es2mate that the increase in homes would result in
approximately 16 addi2onal students than would be generated under current zoning. County Planning staff has worked
with Schools staff to analyze recent trends related to development paAerns and student genera2on. Because an
increase in new residen2al units throughout the en2re county is not reflected in the enrollment data, recent trends
indicate new residen2al development may be genera2ng much less student popula2on than the historic genera2on
rate would have indicated, and the student genera2on es2mates included in this report may be greater than actual
resul2ng student growth. Please refer to the Schools sec2on included in this report for addi2onal informa2on on
school enrollment and capacity.
The adjacent property to the north within the City is zoned Mul2ple-Family Residen2al Low Density, which has the
same maximum density as the subject request (10 du/ac). However, the development consists of 60 mul2-family
dwelling units at a density of 9 du/ac. In addi2on, the adjacent property to the east within the City is zoned Mul2ple-
Family Residen2al Medium Density, which has a density maximum of 17 du/ac. The recent roadway improvements to
Kerr Avenue, a major roadway, and the site’s proximity to Market Street and commercial services make the area more
appropriate for higher densi2es.
One of the goals of the New Hanover County Strategic Plan for 2018-2023 is to encourage the development of
complete communi2es in the unincorporated county by increasing housing diversity and access to basic goods and
services. The proposed RMF-L district would allow for aAached housing types that would be less likely under the
current R-15 zoning and could increase the diversity of housing types in New Hanover County’s planning jurisdic2on.
The 2016 Comprehensive Plan classifies the site as General Residen2al. The proposed R-15 rezoning is generally
CONSISTENT with the goals of the 2016 Comprehensive Plan because the residen2al uses allowed are in line with the
lower density mul2-family housing outlined for General Residen2al areas and the poten2al development paAerns and
density are consistent with the surrounding neighborhoods.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi2es in the unincorporated
countyEnsure NHC has appropriate housing to support business growth
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval and suggests the following mo2on:
I move to APPROVE the proposed rezoning to an RMF-L district. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the residen2al uses allowed are in line with the
lower density mul2-family housing outlined for General Residen2al areas and the poten2al development
paAerns and density are consistent with the surrounding neighborhoods. I also find APPROVAL of the
rezoning request is reasonable and in the public interest because the proposal would benefit the
community by providing diverse housing op2ons, is an appropriate applica2on of infill development due to
its proximity to major roadways, commercial services, and other exis2ng mul2-family developments and
zoning, and it is unlikely to be developed as single-family because of the recent and future roadway
improvements along North Kerr Avenue and Mar2n Luther King Jr. Parkway.
Planning Board - January 7, 2021
ITEM: 1
Example MoEon for Denial
I move to DENY the proposed rezoning to an RMF-L district. While I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the residen2al uses allowed are in line with the
lower density mul2-family housing outlined for General Residen2al areas and the poten2al development
paAerns and density are consistent with the surrounding neighborhoods, I find DENIAL of the rezoning
request is reasonable and in the public interest since a rezoning applica2on for the remainder of the
applicant’s land within the City’s jurisdic2on is not being reviewed at this 2me, reducing the ability to
create a viable and consistent unified development that each jurisdic2on’s Board can consider
concurrently.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - January 7, 2021
ITEM: 1
SCRIPT for Zoning Map Amendment Application (Z20-23)
Request by Hamilton Hicks, Jr. on behalf of the property owners, Dora Lee E. and David Earl Raines
Heirs to rezone approximately 8.28 acres of land located east of Marjoram Way, near the 900 block
of North Kerr Avenue from R-15, Residential District, to RMF-L, Residential Multi-Family Low Density
District.
1. This is a public 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.
2. 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 rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
3. Close the public hearing
4. Board discussion
5. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion of Approval
I move to APPROVE the proposed rezoning to an RMF-L district. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the residential uses allowed
are in line with the lower density multi-family housing outlined for General Residential areas
and the potential development patterns and density are consistent with the surrounding
neighborhoods. I also find APPROVAL of the rezoning request is reasonable and in the public
interest because the proposal would benefit the community by providing diverse housing
options, is an appropriate application of infill development due to its proximity to major
roadways, commercial services, and other existing multi-family developments and zoning, and
it is unlikely to be developed as single-family because of the recent and future roadway
improvements along North Kerr Avenue and Martin Luther King Jr. Parkway.
Example Motion of Denial
I move to DENY the proposed rezoning to an RMF-L district. While I find it to be CONSISTENT with
the purposes and intent of the Comprehensive Plan because the residential uses allowed are in line
with the lower density multi-family housing outlined for General Residential areas and the potential
development patterns and density are consistent with the surrounding neighborhoods, I find DENIAL
of the rezoning request is reasonable and in the public interest since a rezoning application for the
remainder of the applicant’s land within the City’s jurisdiction is not being reviewed at this time,
reducing the ability to create a viable and consistent unified development that each jurisdiction’s
Board can consider concurrently.
Planning Board - January 7, 2021
ITEM: 1 - 1 - 1
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed rezoning to an RMF-L district. I find it to be
[Consistent/Inconsistent] with the purposes and intent of the Comprehensive Plan because [insert
reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find [Approval/Denial] of the rezoning request is reasonable and in the public interest
because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Planning Board - January 7, 2021
ITEM: 1 - 1 - 2
Z20-23 Staff Report PB 1.7.2021 Page 1 of 13
STAFF SUMMARY OF Z20-23
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z20-23
Request:
Rezoning to an RMF-L district
Applicant: Property Owner(s):
Hamilton Hicks, Jr. Dora Lee E. & David Earl Raines Heirs
Location: Acreage:
900 block of North Kerr Avenue 8.28
PID(s): Comp Plan Place Type:
R04900-001-001-000 & Portions of
R04906-002-008-000, R04907-003-
004-000, & R04907-003-005
General Residential
Existing Land Use: Proposed Land Use:
Undeveloped The property would be allowed to be developed in
accordance with the RMF-L district
Current Zoning: Proposed Zoning:
R-15, Residential RMF-L, Residential Multi-Family Low Density
Planning Board - January 7, 2021
ITEM: 1 - 2 - 1
Z20-23 Staff Report PB 1.7.2021 Page 2 of 13
SURROUNDING AREA
LAND USE ZONING
North Multi-Family Residential (Cornerstone Condos),
Undeveloped
MF-L (City of Wilmington)
MF-M (City of Wilmington)
East Single-Family Residential, Marjoram Way Right-of-
Way, Undeveloped R-10 (City of Wilmington)
South Electric Substation R-15
West Undeveloped MF-M (City of Wilmington)
ZONING HISTORY
July 1, 1972 Initially zoned R-15 (Area 9A)
COMMUNITY SERVICES
Water/Sewer Water and sewer services are available through CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Wrightsboro Station
Schools College Park Elementary, Noble Middle, and New Hanover High Schools
Recreation Kings Grant Park, Maides Park, Beaumont Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - January 7, 2021
ITEM: 1 - 2 - 2
Z20-23 Staff Report PB 1.7.2021 Page 3 of 13
ZONING CONSIDERATIONS
The applicant is proposing to rezone approximately 8.28 acres from R-15 to RMF-L.
The subject property is located on the eastern side of N. Kerr Avenue, between Martin Luther
King Jr. Parkway and New Centre Drive.
Below: Subject Site in Relation to the City of Wilmington
The subject property consists of four parcels and is within a portion of unincorporated land
that is surrounded by the City of Wilmington. The zoning of the surrounding properties within
the City includes MF-M, MF-L, R-10, R-7, and RB.
The subject site does not have any frontage on Marjoram Way as the City limits begin
slightly east of that road. However, the property owner does own this frontage, as well as
the land west of Marjoram, and is currently considering the rezoning of that property to
multi-family, as well. According to City Staff and the applicant, the potential City rezoning
is on hold at this time. City Staff has indicated a preference for a conditional rezoning
request and application for annexation.
The subject site can still be developed under the County’s RMF-L standards even if a
rezoning request is not pursued within the City’s jurisdiction. In addition, the applicant’s
remaining property within the City could still be developed under the current zoning
designation (R-10) if this proposal was approved.
Below: Additional Land Owned by Applicant
Planning Board - January 7, 2021
ITEM: 1 - 2 - 3
Z20-23 Staff Report PB 1.7.2021 Page 4 of 13
Because this is a general use rezoning, a conceptual plan is not included within the
application. If the rezoning is approved, County Staff will coordinate with the City’s Planning
Department throughout the development review process.
Under the current R-15 zoning designation, the County’s performance residential standards
would allow up to 21 dwelling units at a maximum density of 2.5 dwelling units per acre
(du/ac) on the subject property. The applicant is proposing to rezone the subject property
to RMF-L which would allow up to 83 dwelling units at a maximum density of 10 du/ac.
Any proposed development would be reviewed by the Technical Review Committee (TRC)
to ensure compliance with applicable County and State regulations, including applicable
site design and approval provisions within the Unified Development Ordinance (UDO).
R-15 RMF-L
Min Lot Size (Conventional) 15,000 sf 5,000 sf
Max Density (Performance) 2.5 du/ac
(21 total units)
10 du/ac
(83 total units)
Permitted Housing Types Single-family, mobile home, duplex,
townhomes, multi-family
Single-family, mobile home, duplex,
townhomes, multi-family
Nonresidential Uses
≈ 26 uses w/ SUP (child care,
recreation establishments,
convenience stores, kennels)
≈ 20 uses by-right (wholesale
nurseries, stables, libraries, churches,
schools, EMS)
≈ 15 uses w/ SUP (senior living,
nursing & rehab facilities, child care,
schools, recreation establishments,)
≈ 15 uses by-right (parks, libraries,
churches, EMS)
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - January 7, 2021
ITEM: 1 - 2 - 4
Z20-23 Staff Report PB 1.7.2021 Page 5 of 13
TRANSPORTATION
Access is provided to the subject property via Marjoram Way (SR 3300) which connects to
New Centre Drive. Due to recent improvements to N. Kerr Avenue, the roadway connection
to Sagedale was removed, requiring motorists to use New Centre Drive to get to the subject
property. According to NCDOT, a driveway permit will be required for any proposal on
this site.
Traffic Impact Analyses are not required for straight rezonings, as a specific development
proposal is required to analyze access, potential trip generation, and possible roadway
improvements. However, before any major development can occur on this site, the Technical
Review Committee (TRC) will review all plans for compliance with applicable County and
State regulations.
A by-right residential development on the site under the current zoning (R-15) would allow
21 dwelling units, which is estimated to generate about 20 trips in the AM and 23 trips in
the PM peak hours.
Because the RMF-L zoning is intended for a range of housing types, including attached
housing, Staff has provided trip generation estimates for the site if it were developed with
multi-family or townhomes.
Primary and
Secondary Access
City Street
City Street
NCDOT Road
NCDOT Road
Planning Board - January 7, 2021
ITEM: 1 - 2 - 5
Z20-23 Staff Report PB 1.7.2021 Page 6 of 13
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development under
Current Zoning: 21 Single-Family Homes 20 AM / 23 PM
Typical Multi-Family
Development under Proposed
RMF-L Zoning:
83 Multi-Family Units 29 AM / 37 PM
Net Change with Multi-Family: +9 AM / +14 PM
Typical Townhome
Development under Proposed
RMF-L Zoning:
83 Townhomes 40 AM / 50 PM
Net Change with Townhomes: +20 AM / +27 PM
Because a TIA is not required to analyze transportation impacts at this time, Staff has
provided the volume to capacity ratio for the adjacent roadways 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.
NCDOT Average Annual Daily Traffic (AADT) - 2019
Road Location Volume Capacity V/C
N. Kerr Avenue 1100 Block (north of MLK) 16,500 36,000 0.46
N. Kerr Avenue 900 Block (south of MLK) 21,500 39,200 0.55
Martin Luther King Jr. Parkway East of N. Kerr Avenue 37,000 51,000 0.73
New Centre Drive* East of N. Kerr Avenue 6,309 14,100 0.45
*WMPO 2019 Traffic Counts
Planning Board - January 7, 2021
ITEM: 1 - 2 - 6
Z20-23 Staff Report PB 1.7.2021 Page 7 of 13
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby Traffic Impact Analyses:
There are no pending or approved Traffic Impact Analyses within the proximity of the subject property
that are anticipated to affect this request.
Nearby NC STIP Projects:
STIP Project U-3338B
o Project to widen Kerr Avenue from Randall Parkway to MLK Parkway. Construction
was completed in December of 2019.
STIP Project U-3338C
o Project to convert the intersection of N. Kerr Avenue and MLK Parkway into an
interchange.
o The project is currently scheduled to begin construction in 2029. According to
NCDOT, the project design is estimated to be about 90% complete and is not
anticipated to impact the land in the southeast quadrant of the intersection.
Planning Board - January 7, 2021
ITEM: 1 - 2 - 7
Z20-23 Staff Report PB 1.7.2021 Page 8 of 13
STIP Project U-4902B (Market Street Median)
o Project to install a center median and pedestrian accessways along Market Street
from north of College Road to Jacksonville Street, and from Cinema Drive to the
CSX Railroad. 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 scheduled to begin construction in 2029.
U-5792 (College/MLK Interchange) & U-5881 (College Road Improvements)
o Two projects (U-5792 & U-5881) that will upgrade College Road from Gordon
Road to New Centre Drive. NCDOT’s recommended plans for these projects include
converting certain intersections along College Road into interchanges, including at
MLK Parkway and Kings Drive.
o The production schedule for the College/MLK Interchange and College Road
Improvements projects were to begin right-of-way acquisition in 2024 and 2025,
respectively, and bidding of the projects in 2026 and 2028, respectively. However,
both of these projects are currently on hold for the foreseeable future.
ENVIRONMENTAL
The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
The property is within the Smith Creek (C; Sw) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (unsuitable). However, the site is expected to be served by
CFPUA when developed.
OTHER CONSIDERATIONS
SCHOOLS
Students living in a development on the subject site would be assigned to College Park
Elementary, Noble Middle School, and New Hanover High School. Students may apply to
attend public magnet, year-round elementary, or specialty high schools.
A maximum of 21 dwelling units would be permitted under the current R-15 zoning base
density, and 83 units could potentially be developed under the proposed zoning for an
increase of 62 dwelling units.
Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 16 additional students than would be generated under
current zoning.
County Planning staff has worked with Schools staff to analyze recent trends related to
development patterns and student generation. From 2015 to 2019, student enrollment
remained at a generally stable rate of just over 27,000 students enrolled despite the
issuance of approximately 11,000 permits for new residential units throughout the entire
county. Using the generalized historic generation rate, staff would have estimated that
about 3,000 students would have been generated from the new homes over the 5-year
period. However, this increase is not reflected in the actual enrollment data. As a result,
recent trends indicate new residential development may be generating much less student
population than the historic generation rate would have indicated, and the student
generation estimates for this proposal are likely much larger than the student growth that
can be anticipated to result from the proposed rezoning.
Planning Board - January 7, 2021
ITEM: 1 - 2 - 8
Z20-23 Staff Report PB 1.7.2021 Page 9 of 13
*Generalized historic generation rates are calculated by dividing the projected New Hanover County public school
student enrollment for the 2020-2021 school year by the estimated number of dwelling units in the county. Currently,
there are an average of 0.24 public school students (0.11 for elementary, 0.05 for middle, and 0.08 for high)
generated per dwelling unit across New Hanover County. These numbers are updated annually and include students
attending out-of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTECH. Generation
rates do not take into account different housing types and different locations, which typically yield different numbers
of students.
Since the proposed rezoning is for a general use district with no site-specific development
plan, it is more likely to have a build-out date approximately 5+ years away, and existing
school enrollment is not likely to be as relevant for capacity considerations as projected
future enrollment. However, school enrollment projections have not been updated since the
school redistricting that went into effect in school year 2020-2021.
Staff has provided information on existing school capacity to provide a general idea of the
potential impact on public schools, but these numbers do not reflect any future capacity
upgrades that may occur over the next five years or changes to student populations.
New Hanover County Schools is anticipated to release its 2020-21 DPI (Department of
Public Instruction) Facility Needs Survey to the New Hanover County School Board on
January 5, 2021, which will include NCDPI student projections, anticipated school capacity,
and potential facility upgrades.
School Enrollment* and Capacity** – 2021-2022 Estimates
*Enrollment is based on the New Hanover County Schools enrollment that was projected for the 2020-2021 school
year.
**Capacity calculations were determined by New Hanover County Schools for the 2020-2021 school year and are
based on NC DPI Facility Guidelines & Class Size Requirements. Modifications refer to specific program requirements
unique to a particular school. These may include exceptional children’s classrooms beyond the original building design,
classrooms to serve a unique population such as ESL, or classrooms designated for art and music if the building wasn’t
specifically designed with those spaces.
Development Type Intensity Estimated Student Generation
(generalized historic student generation rate)*
Existing Development Undeveloped Total: 0
(0 elementary, 0 middle, 0 high)
Typical Development under
Current Zoning
21 residential
units
Total: 6
(3 elementary, 1 middle, 2 high)
Typical Development under
Proposed Zoning
83 residential
units
Total: 22
(10 elementary, 5 middle, 7 high)
Level
Total
NHC %
Capacity School
Enrollment of
Assigned
School
Capacity of
Assigned
School w/
Portables
% of
Capacity of
Assigned
School
Funded
Capacity
Upgrades
Elementary 97% College Park 553 492 112% None
Middle 107% Noble 720 664 108% None
High 105% New Hanover 1,532 1,648 93% None
Planning Board - January 7, 2021
ITEM: 1 - 2 - 9
Z20-23 Staff Report PB 1.7.2021 Page 10 of 13
CONTEXT AND COMPATABILITY
The subject property is located along Marjoram Way, a local road that has direct access
to New Centre Drive, which is identified as a Major Collector road on the WMPO Functional
Classification Map.
The adjacent property to the north within the City is zoned Multiple-Family Residential Low
Density, which has the same maximum density as the subject request (10 du/ac). However,
the development consists of 60 multi-family dwelling units at a density of 9 du/ac.
The adjacent property to the east within the City is zoned Multiple-Family Residential
Medium Density, which has a density maximum of 17 du/ac.
The adjacent single-family zoning in the City (R-10) is mostly undeveloped except for land
to the south that is occupied by overhead power lines (utilities).
The recent roadway improvements to Kerr Avenue, a major roadway, and the site’s
proximity to Market Street and commercial services, make the area more appropriate for
higher densities.
Representative Developments of RMF-L:
Cornerstone Condominiums Villages at Plantation Landing
(Adjacent to the North of Subject Site)
Sun Coast Condos and Sun Coast Villas off Gordon Road
Planning Board - January 7, 2021
ITEM: 1 - 2 - 10
Z20-23 Staff Report PB 1.7.2021 Page 11 of 13
Representative Developments of R-15:
Grayson Park Clay Crossing
Plantation Landing
NEW HANOVER COUNTY STRATEGIC PLAN
One of the goals of the New Hanover County Strategic Plan for 2018-2023 is to encourage
the development of complete communities in the unincorporated county by increasing
housing diversity and access to basic goods and services.
Because the subject property is surrounded by the City of Wilmington’s jurisdiction, it is not
in a specific community area. However, detached single-family homes make up 80% of
residential units in the unincorporated county.
The proposed RMF-L district would allow for attached housing types that would be less likely
under the current R-15 zoning and could increase the diversity of housing types in New
Hanover County’s planning jurisdiction.
Planning Board - January 7, 2021
ITEM: 1 - 2 - 11
Z20-23 Staff Report PB 1.7.2021 Page 12 of 13
2016 COMPREHENSIVE 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 General Residential
Place Type
Description
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 near the intersection of N. Kerr Ave and
Martin Luther King Jr. Parkway. Recent improvements have widened the
roadway and impacted driveway access to N. Kerr Ave. While portions of
this area are zoned for single-family development, the recent improvements
and upgrades to N. Kerr Ave make future single-family development less
likely. The site is immediately adjacent to MF-L and MF-M multi-family
zoning within the City of Wilmington to the north and east and is largely
separated from undeveloped single-family zoned properties by Marjoram
Road to the west.
The intent of designating this area as General Residential was to provide
development consistent with the existing neighborhoods in a place where a
mix of uses is less appropriate because of its location in the middle of a
residentially zoned area. The Comprehensive Plan indicates that a variety
of housing types, including lower density multi-family, are typical and
encouraged in the General Residential place type. While the proposed
zoning district would allow for up to 10 units per acre, which would be on
the higher end of the density range of up to eight units per acre outlined
for General Residential areas, RMF-L is the lowest density multi-family
zoning designation and would serve as an appropriate transition between
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Z20-23 Staff Report PB 1.7.2021 Page 13 of 13
higher intensity development and zoning to the east and the lower density
zoning still applied to the properties to the west. The densities and range
of housing types permitted by the proposed district would also allow for a
consistent development pattern in this area.
In addition to being generally in line with the goals in the County’s
Comprehensive Plan, the City of Wilmington’s Comprehensive Plan
designated the area between Martin Luther King Jr. Parkway and New
Centre Dr as a Higher Intensity Area of Opportunity. This designation
represents those parts of the city that have the greatest potential to
accommodate future growth, infill, and new development.
Consistency
Recommendation
The proposed RMF-L rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the residential uses allowed are in line with
the lower density multi-family housing outlined for General Residential
areas and the potential development patterns and density are consistent
with the surrounding neighborhoods.
STAFF RECOMMENDATION
Staff recommends approval of this application and suggests the following motion:
I move to APPROVE the proposed rezoning to an RMF-L district. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
residential uses allowed are in line with the lower density multi-family housing outlined
for General Residential areas and the potential development patterns and density are
consistent with the surrounding neighborhoods. I also find APPROVAL of the rezoning
request is reasonable and in the public interest because the proposal would benefit the
community by providing diverse housing options, is an appropriate application of infill
development due to its proximity to major roadways, commercial services, and other
existing multi-family developments and zoning, and it is unlikely to be developed as
single-family because of the recent and future roadway improvements along North
Kerr Avenue and Martin Luther King Jr. Parkway.
Alternative Motion for Denial
I move to DENY the proposed rezoning to an RMF-L district. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
residential uses allowed are in line with the lower density multi-family housing outlined
for General Residential areas and the potential development patterns and density are
consistent with the surrounding neighborhoods, I find DENIAL of the rezoning request is
reasonable and in the public interest since a rezoning application for the remainder of
the applicant’s land within the City’s jurisdiction is not being reviewed at this time,
reducing the ability to create a viable and consistent unified development that each
jurisdiction’s Board can consider concurrently.
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APPLICANT
MATERIALS
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EXHIBIT
MAP
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