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Home My WebLink AboutZ-963 Staff Summary PBZ-963, (11/16) Page 1 of 6 ZONING MAP AMENDMENT APPLICATION CASE: Z-963, 11/16 PETITIONER: Cindee Wolf of Design Solutions, applicant Coastal Carolina Car Wash, LLC, property owner REQUEST: Rezone from R-15, Residential District, to B-2, Highway Business District ACREAGE: 0.83 acres LOCATION: 6016 & 6100 Castle Hayne Road PID: R01109-005-001-000 R01109-004-003-000 2016 COMP PLAN PLACE TYPE: Community Mixed Use EXISTING CONDITIONS: Existing Zoning and Land Uses The subject property consists of portions of two parcels located at 6016 & 6100 Castle Hayne Road, totaling 0.83 acres. When zoning was initially applied to this area in 1985, a strip of B-2 zoning, approximately 190 feet in width, was established along the eastern side of Castle Hayne Road. As this B- 2 district did not follow rear property lines, it created many split zoned properties consisting of B-2 and R- 15 zoning. This rezoning application, if approved, would zone the subject parcels entirely B-2. The property is located within the commercial area of Castle Hayne. This area includes general office, retail, and restaurant uses. Single-family housing surrounds the commercial area and is located directly east of the property along Blossom Street, an unimproved public right-of-way. Z-963, (11/16) Page 2 of 6 Existing Site Conditions Currently, a car washing business operates in the B-2 zoned portion at 6100 Castle Hayne Road. The R-15 zoned portion was previously used as a mobile home park, however that use has since been discontinued. The R-15 portion and the parcel at 6016 Castle Hayne Road are currently undeveloped. Parcels included in the rezoning application Area proposed to be rezoned Community Services Water and Sewer: The property has access to public sewer (CFPUA). Public water is unavailable. Fire Protection: The property is served by New Hanover County Fire Services and located in the New Hanover County North Fire District. Z-963, (11/16) Page 3 of 6 Schools: The property is located within the school districts for Castle Hayne Elementary, Eaton Elementary, Holly Shelter Middle, and Laney High schools. Conservation, Historic, and Archaeological Resources The subject property does not host any known conservation, historic, or archaeological resources. PETITIONER’S REQUEST: The petitioner is seeking to rezone 0.83 acres currently zoned R-15, Residential District, to B-2, Highway Business District. STAFF POSITION: Zoning Ordinance Considerations The purpose of the Highway Business District is to provide for the proper grouping and development of roadside business uses which will best accommodate the needs of the motoring public and businesses demanding of high volume traffic. The district’s principle means of ingress and egress shall be along collector roads, minor arterials, and/or major arterials. As this is not an application for a conditional zoning district, there is no site plan and no specific uses are proposed to be developed on the property. If this application is approved, then the property can be developed in accordance with the standards of the B-2 zoning district. Transportation The Wilmington Metropolitan Planning Organization (WMPO) conducted a traffic count at the 6100 block of Castle Hayne Road in 2015. The count yielded an Average Daily Traffic (ADT) of 15,324 trips. Castle Hayne Road has a design capacity of 16,200 daily trips, and therefore it is classified as having an “E” Level of Service (LOS) with a Volume to Capacity Ratio of 0.95. Environmental The property is not within a Special Flood Hazard Area and does not appear to contain any wetlands. Stormwater management will be reviewed by New Hanover County Engineering when a development application is submitted to the County. Comprehensive Plan Considerations According to the 2016 Comprehensive Land Use Plan, the site is classified as Community Mixed Use. This placetype provides opportunity for lower density housing and associated civic and commercial services. Commercial uses should be limited to office and retail spaces in carefully located areas where neighborhood character will be enhanced, while recreation and school facilities are encourage throughout. Relevant Goals, Strategies, and Guidelines of the Comprehensive Plan: Goal I: Support business growth (Desired Outcome: A vibrant economy for New Hanover County Based on business success.) Strategy C. Align county zoning ordinances to encourage targeted business in appropriate areas. Z-963, (11/16) Page 4 of 6 Guidelines C.3 Develop strategies for encouraging office, retail, and other light intensity nonresidential uses within existing residential areas to provide community level service. The proposed rezoning of the property to B-2 is consistent with the Comprehensive Plan. Commercial uses are appropriate within the Community Mixed Use placetype. Also, the B-2 district provides more opportunities to provide a mixture of residential and commercial uses. 2008 Castle Hayne Community Plan According to the Castle Hayne Community Plan, the site and commercial corridor is classified as Commercial/Mixed Use. The plan encourages commercial/mixed use development to extend east along Blossom Street as shown on the below Proposed Land Use Map. Therefore, this application is consistent with the Castle Hayne Community Plan. The subject property is identified with the blue star Z-963, (11/16) Page 5 of 6 REVIEW AND ACTION: This application has been processed and reviewed per Section 110 – Amending the Ordinance. Staff recommends approval of the application. Staff concludes that the application is consistent with the 2016 Comprehensive Plan and with the 2008 Castle Hayne Community Plan. B-2 zoning would provide for additional opportunities for this property to be developed for commercial or mixed use purposes, which is encouraged by both plans. FIRST ACTION NEEDED:  Motion to recommend approval of the rezoning request  Motion to “table” the item in order to receive more information  Motion to recommend denial of the rezoning request Example Motion for Approval: Motion to recommend approval, as the Planning Board finds that this application for a zoning map amendment of 0.83 acres from R-15, Residential District, to B-2, Highway Business District as described is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Land Use Plan because [Describe elements of controlling land use plans and how the amendment is consistent]. 2. Reasonable and in the public interest because [Briefly explain why. Factors may include public health and safety, character of the area and relationship of uses, applicable plans, or balancing benefits and detriments.]. Conditions: [List any agreed upon conditions] Example Motion for Denial: Motion to recommend denial, as the Planning Board finds that this application for a zoning map amendment of 0.83 acres from R-15, Residential District, to B-2, Highway Business District as described is: 1. Not Consistent with the purposes and intent of the 2016 Comprehensive Land Use Plan because [Describe elements of controlling land use plans and how the amendment is not consistent]. 2. Not reasonable or in the public interest because [Briefly explain why not. Factors may include public health and safety, character of the area and relationship of uses, applicable plans, or balancing benefits and detriments.]. Z-963, (11/16) Page 6 of 6 Staff Suggested Motion: Motion to recommend approval, as the Planning Board finds that this application for a zoning map amendment of 0.83 acres from R-15, Residential District, to B-2, Highway Business District as described is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Land Use Plan because the B-2 zoning district would allow for office and retail uses, which are appropriate within the Community Mixed Use placetype. The application is also consistent with 2008 Castle Hayne Community Plan, which identifies the property and surrounding corridor area to be developed for commercial and mixed use purposes. 2. Reasonable and in the public interest because it encourages commercial and mixed use development along the Castle Hayne commercial corridor that may serve the area residents and attract additional customers to support area businesses.