Z-967 Staff Summary PB2Z-967, (1/17) Page 1 of 6
Z-967 STAFF SUMMARY
CONDITIONAL ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z-967, 1/17
Request:
Rezoning to establish a Conditional Zoning District in order to allow for the development of a
13,500 square foot flex space building.
Applicant: Property Owner(s):
Cindee Wolf of Design Solutions Ronald & Joyce Hughes; Gorilla, LLC
Location: Acreage:
5200 block of Carolina Beach Road 3.35 acres
PID(s): Place Type:
R07600-006-176-000, R07600-006-052-
001, R07600-006-071-000 Urban Mixed Use
Existing Land Use: Proposed Land Use:
Single-Family Dwelling/Undeveloped Flex Space Building
Current Zoning: Proposed Zoning:
R-15 & B-2 (CZD) B-2
SURROUNDING AREA
LAND USE ZONING
North Shopping Center (Austin Commons)/Single-Family
Residential (Royal Palms Mobile Home Park) B-2, (CUD) R-10
East General Office & Retail including Contractor Offices B-2
South Single-Family Residential/Undeveloped/General Office
& Retail including Contractor Offices R-15, B-2
West Single-Family Residential (Royal Palms Mobile Home
Park) (CUD) R-10
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ZONING HISTORY
April 7, 1971 Initially zoned R-15
December 4,
1978 The front 105 feet of 5208 Carolina Beach Road rezoned to B-2.
COMMUNITY SERVICES
Water/Sewer Water and Sewer is available through CFPUA
Fire Protection New Hanover County Fire Services, New Hanover County South Fire
District
Schools Williams Elementary, Codington Elementary, Murray Middle, and Ashley
High schools
Recreation Arrowhead Park and Myrtle Grove Athletic Complex
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
The property is within the Conservation Overlay District and contains swamp
forest. However, the swamp forest does not meet the 5-acre minimum
threshold for conservation space to be required.
Historic No known historic resources.
Archaeological No known archaeological resources.
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PROPOSED SITE PLAN
The application proposes to limit the allowable uses of the building to the following:
o General Building Contractor
o Landscaping Contractor
o Special Trade Contractor
o Artisan Manufacturing
o Warehousing
o Mini-Warehousing
o Landscaping Service
o Business Services Including Printing
o Personal Services
o Government Offices & Buildings
o Offices for Private Business &
Professional Activities
o Research facilities
Conceptual Site Plan
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TRANSPORTATION
Access will be provided via an access easement that connects to Carolina Beach Road. This
accessway is utilized by a total of three properties, including the subject property.
Carolina Beach Road is a state-maintained road (US 421).
The NHC/City of Wilmington Greenway Plan proposes that a greenway be installed along
the northeast side of this portion of Carolina Beach Road.
A bus stop for route 201 is located adjacent to the subject property on Carolina Beach
Road.
Traffic Count - 2015
Road Location Volume Capacity V/C LOS
Carolina Beach
Road 5000 Block 29,430 29,300 1.04 F
Trip Generation
LAND USE INTENSITY AM PEAK PM PEAK
Office (710) 13,500 square feet 21 20
Business Service including printing 13,500 square feet -- 46
Uses included are the highest trip generating uses of the proposal.
Traffic Impact Analysis are required to be completed for proposals that will generate more
than 100 peak hour trips in either the AM or PM peak hours.
ENVIRONMENTAL
Portions of the property are located within an AE Special Flood Hazard Area, with a Base
Flood Elevation of 13.8 feet, and an AE Floodway. The preliminary flood map data slightly
modifies the location of the AE Special Flood Hazard Area on the property and reduce the
Base Flood Elevation to 12.9 feet.
Stormwater management will be reviewed by the New Hanover County Engineering
Department and by the NC Department of Environmental Quality. The development will
utilize, and improve as required, the existing stormwater ponds located on the site.
The applicant has identified regulated wetlands on the property. If this application is
approved, the wetlands must be further delineated by Army Corps of Engineers (ACOE)
prior to building permit issuance. Any impacts to the regulated wetlands must be permitted
by the ACOE.
The subject property is within the Motts Creek (C;Sw) watershed.
The subject property contains Class II (Moderate Limitation), and Class IV (Unsuitable) soils.
However, no septic systems are proposed.
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2016 COMPREHENSIVE LAND USE PLAN
The 2016 Comprehensive Land Use Plan classifies the subject property as Urban Mixed
Use. This place type promotes development of a mix of residential, office, and retail uses
at higher densities. Types of uses encouraged by this place type include office, retail,
mixed use, small recreation, commercial, institutional, single-family, and multi-family
residential.
Relevant Goals of the Comprehensive Plan
Goal I Promote business success. (Desired Outcome: A vibrant economy for New Hanover
County based on business success.)
Goal III
Promote fiscally responsible growth. (Desired Outcome: Growth patterns that
achieve efficient provisions of services and equitable distribution of costs between
the public and private sector.)
Goal VIII
Integrate multi-modal transportation into mixed land uses that encourage safe,
walkable communities. (Desired Outcome: A community with a mixture of land uses
that allows for individuals to perform daily tasks without the use of an automobile.
A community where individuals can safely walk, bike, and access transit.)
Goal IX
Promote environmentally responsible growth. (Desired Outcome: Development
that accommodates population growth while minimizing negative impacts on natural
resources.)
Goal XVI Goal XVI: Increase public safety by reducing crime through the built environment.
(Desired Outcome: New development patterns that focus on increased public safety.)
Staff Analysis of Comprehensive Plan Consistency
In general, the proposed development is consistent with the comprehensive plan. The development
mix of commercial and office uses that would be allowed in the proposed flex space building is
encouraged within the Urban Mixed Use place type, especially as they would be provided on the
same parcel and in conjunction with an existing mixed use commercial development (retail and
entertainment). While amenities for multimodal traffic are not included, this building is an expansion
Z-967, (1/17) Page 6 of 6
of an existing development that does not support bicycle or pedestrian traffic and does not front
the commercial corridor, which has no existing multi-modal infrastructure or destinations. In addition,
the development site is designed to not encroach on wetlands and will use an existing stormwater
facility.
COMMUNITY MEETING NOTES
A community meeting was held on Monday, October 10, 2016 in accordance with the
requirements for such an application.
The applicant has provided a summary of the meeting in the application. No opposition
was presented by the attendees of the meeting.
Modifications were made to the proposed site plan after this meeting.
STAFF RECOMMENDATION
Staff recommends approval of the application. Staff concludes that the application is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the
proposed commercial and office uses are encouraged within the Urban Mixed Use place
type.
2. Reasonable and in the public interest because the proposal will promote business success
by expanding an existing commercial area that contains similar uses.