Z17-01 Draft Consistency Statement2016 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. Specific goals of the comprehensive plan are designated to be promoted
in each place type, and other goals may be relevant for particular properties.
Future Land Use Map Place Type
Community Mixed Use
Place Type Description
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.
Consistency Analysis
A mini-storage development would not be consistent with this place
type because it does not serve as a commercial attractor for residents and visitors and does not support multi-modal travel. This type of low-density commercial operation also does
not capitalize on existing and planned services, such as sidewalks and trails, and increases the distance between nearby residential neighborhoods and services that can be accessed by
foot or bicycle.
Relevant Goals of the Comprehensive Plan
Goal I: Support business success
Desired Outcome: A vibrant economy for New Hanover County based on business success
Consistency
Analysis: A low-density use such as mini-storage, which serves a small portion of the community, does not allow for the desired commercial and office uses that could capitalize on the
close proximity of residential neighborhoods, schools, and other commercial services or for residential uses that could support existing businesses.
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 sectors
Consistency Analysis:
Because of the location of the subject property along a major road, near an intersection, and immediately adjacent to a school, utility and transportation infrastructure to serve the
location have already been provided or are planned. Locating low-density uses, such as mini-storage facilities, in locations with these types of existing services decreases the fiscal
efficiencies of their provision.
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.
Consistency Analysis: While the
proposed site plan does include a sidewalk along N. College Rd., the use itself, which is low-density and automobile-oriented, does not encourage alternative modes of transportation.
Instead of providing a destination for pedestrians and bicyclists, including students, it will preserve an existing gap between residential neighborhoods, the high school, and services.
Goal
IX: Promote environmentally responsible growth
Desired Outcome: Development that accommodates population growth while minimizing negative impacts on natural resources
Consistency
Analysis: The implementation guidelines for this goal recommend encouraging incremental inclusion of mixed uses into areas that are single-use dominated and encouraging infill development
to maximize use of previously developed sites for highest and best uses. The low-density single-use proposed, while technically infill, is not consistent with either of these guidelines.
It is neither mixed use nor the highest and best use of the subject property, given the current and planned infrastructure public investments.
Goal XVI: Increase public safety by
reducing crime through the built environment
Desired Outcome: New development patterns that focus on increased public safety
Consistency Analysis: One of the strategies to achieve
this goal is encouraging a walkable community that creates more human interaction between neighbors (eyes on the street/social space). The low-density nature of this use decreases potential
eyes on the street, which are especially valuable on the subject property due to its proximity to the high school and a planned greenway along the creek.
Goal XVIII: Increase physical
activity and promote healthy active lifestyles
Desired Outcome: A built environment that encourages active lifestyles and increased health through walking and biking.
Consistency
Analysis: While the proposed site design does include a sidewalk, low-density uses, such as a mini-storage facility, do not encourage individuals to walk rather than relying on vehicles.
Because mini-storage facilities are automobile-oriented uses, the proposed development will preserve an existing gap between potential pedestrians and bicyclists and existing commercial
services.
Goal XXI: Ensure NHC remains in attainment for air quality, in support of clean air and improved health outcomes in support of continued growth
Desired Outcome: New Hanover
County to remain in attainment for air quality to protect public health and retain and attract development and industries
Consistency Analysis: The comprehensive plan outlines strategies on encouraging compact development, mixture of uses, and other development patterns that minimize automobile trips and
are conducive to pedestrian and bicycle use. The proposed low-density, automobile-oriented use retains an existing gap between potential pedestrians and bicyclists and existing commercial
services.
Staff Consistency Recommendation
The proposed mini-storage development is not consistent with the goals of the 2016 Comprehensive Plan, which calls for compact, mixed use
development providing services that can be accessed by foot or bicycle. Mini-storage facilities are low-density and automobile-oriented and are more appropriately sited in areas without
existing and planned utility and bicycle/pedestrian infrastructure. Because they do not use utilities and do not support bicycle or pedestrian travel, these types of uses decrease the
economic efficiencies of these types of public investments.