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Home My WebLink AboutZ-967 Staff Summary BOCZ-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 Z-967, (1/17) Page 2 of 6 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. Z-967, (1/17) Page 3 of 6 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 Z-967, (1/17) Page 4 of 6 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.  A driveway permit must be obtained from NCDOT.  Carolina Beach Road is a state-maintained road (US 421).  NCDOT is currently working on a project to install safety improvements along this portion of Carolina Beach Road. The improvements include a sidewalk being constructed along the southeastern side of the road, adjacent to the subject property.  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 39 94  Use shown is the highest trip generating use 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 new preliminary flood maps slightly modify the location of the AE Special Flood Hazard Area on the property and reduce the Base Flood Elevation to 12.9 feet. The proposed development must comply with the county’s Floodplain Ordinance.  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 the 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. Z-967, (1/17) Page 5 of 6 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 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. 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, specifically the proposed building was moved further north. PLANNING BOARD ACTION The Planning Board considered this application at their January 5, 2017 meeting. At the meeting, an adjacent property owner spoke in opposition of the proposal citing concerns regarding traffic, noise, and litter. Also, the tenant currently living at the subject property requested that the application be delayed in order to allow for additional time for her to locate new housing. The Planning Board recommended approval of the application (6-0) with no added conditions, finding that the proposal 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. STAFF RECOMMENDATION Staff recommends approval as stated in the Planning Board’s action. Staff concurs with the Planning Board’s statements that the application is consistent with the Comprehensive Plan and is reasonable and in the public interest.