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Z-966 Staff Summary BOCZ-966, (1/17) Page 1 of 7 Z-966 STAFF SUMMARY CONDITIONAL USE ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z-966, 1/17 Request: CUD application in order to develop a high density development consisting of 68 dwelling units. Applicant: Property Owner(s): Cindee Wolf of Design Solutions New Beginning Christian Church Location: Acreage: 3100 block of Blue Clay Road 8.57 acres PID(s): Comp Plan Place Type: R03300-003-002-000 Community Mixed Use Existing Land Use: Proposed Land Use: Undeveloped High Density Development – Active Adult Retirement Community or Independent Living Current Zoning: Proposed Zoning: (CZD) R-10 (CUD) R-10 SURROUNDING AREA LAND USE ZONING North New Beginning Christian Church, Ivy Woods/Runnymeade subdivisions R-20, R-10, (CZD) R-10 East Rachel’s Place subdivision (under construction), N. Kerr Industrial Park (CZD) R-10, I-2 South Rachel’s Place subdivision (under construction) (CZD) R-10 West Single-Family Residential R-20 Z-966, (1/17) Page 2 of 7 ZONING HISTORY July 1, 1974 Initially zoned R-20 April 4, 2016 Rezoned to (CZD) R-10 in order to allow for the development of a 46 lot performance residential subdivision (Z-950) COMMUNITY SERVICES Water/Sewer The development will connect to CFPUA water and sewer services. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Station 11 Schools Wrightsboro Elementary, Eaton Elementary, Holly Shelter Middle, and New Hanover High schools Recreation Optimist Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Z-966, (1/17) Page 3 of 7 PROPOSED SITE PLAN TRANSPORTATION  Access is provided to the subject property by Blue Clay Road (SR 1318). Cross-access is also provided to the parking area for New Beginning Christian Church.  The NHC/City of Wilmington Greenway Plan recommends that a greenway be installed along Blue Clay Road.  The development will install sidewalks along all drives, connecting to the New Beginning Christian Church, Rachel’s Place subdivision, and to the Blue Clay Road right-of-way. Traffic Count - 2014 Road Location Volume Capacity V/C LOS Blue Clay Road Between Kerr Avenue and Old Mill Road 5,576 15,600 0.36 A Trip Generation LAND USE INTENSITY AM PEAK PM PEAK Senior Adult Housing (252) 68 dwelling units 9 12  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. Z-966, (1/17) Page 4 of 7 ENVIRONMENTAL  The property does not contain any Special Flood Hazard Areas, wetlands, or Natural Heritage Areas.  The subject property is within the Ness Creek (C;Sw) watershed.  Soils on the property consist of Class II (Moderate Limitation), and Class III (Severe Limitation) soils, however, this project will be required to install public water and sewer service in accordance with the standards of the CFPUA and the County’s Zoning Ordinance. 2016 COMPREHENSIVE LAND USE PLAN  The 2016 Comprehensive Land Use Plan classifies the subject property as Community Mixed Use. This place type 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 uses encouraged in this place type include office, retail, mixed use, recreational, commercial, institutional, and multi-family and single-family residential. Relevant Goals of the Comprehensive Plan Goal III Promote fiscally responsible growth. (Desired Outcome: Growth patterns that achieve efficient provision 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.) Z-966, (1/17) Page 5 of 7 Goal XV Provide for a range of housing types, opportunities, and choices. (Desired Outcome: Citizens are not overburdened with the costs or availability of housing, but have a diverse range of options that are affordable at different income levels.) Goal XVI Increase public safety by reducing crime through the built environment. (Desired Outcome: New development patterns that focus on increased public safety.) 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.) Staff Analysis of Comprehensive Plan Consistency Overall, the proposed development is consistent with the comprehensive plan. Multi-family residential is encouraged within the Community Mixed Use place type. The ideal density for multi- family residential uses in this place type is moderate (ranging up to 15 units per acre). The 7+ dwelling units per acre of this development is consistent with this recommendation and is the average density needed to support the small-scale, compact, mixed use development patterns that this place type promotes. The project is also consistent with several other land use plan goals. Its proximity to water and sewer utilities and use of existing transportation networks supports the efficient provision of public services. The project’s pedestrian amenities also serve to meet the land use plan’s goals of safe, walkable communities, and the location of the project close to services and employment centers may minimize vehicle trips for residents. COMMUNITY MEETING NOTES  A community meeting was held on Wednesday, October 12, 2016 in accordance with the requirements for such an application.  The applicant has provided a summary of the meeting in the application.  Modifications were made to the proposed site plan presented during the meeting in order for it to comply with the Zoning Ordinance. PLANNING BOARD ACTION The Planning Board considered this application at their February 2, 2017 meeting. No one from the public spoke in favor of, or in opposition to, the application. The Planning Board recommended approval (7-0) of the rezoning to the (CUD) R-10 district, finding that it is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because Multifamily residential is encouraged within the Community Mixed Use place type. The proposed density is consistent with the Plan and is the average density needed to support the smallscale, compact, mixed use development patterns that this place type promotes. 2. Reasonable and in the public interest because the development is located in close proximity to water and sewer utilities, will provide pedestrian amenities to help promote a safe, walkable community, and will add to the range of housing types in the area. The Z-966, (1/17) Page 6 of 7 development is also located close to services and employment centers which may minimize vehicle trips for the residents. The Planning Board also recommended approval (7-0) of the Special Use Permit with the following conditions: 1. The development shall be used only as an Active Adult Retirement Community or Independent Living facility. 2. No gates or traffic calming devices shall be installed unless reviewed and approved by the Technical Review Committee. 3. A 20 foot wide easement shall be dedicated to the County along Blue Clay Road for the purposes of installing a future multi-use path in accordance with the Wilmington/NHC Comprehensive Greenway Plan. STAFF RECOMMENDATION Staff recommends approval of the Conditional Use Zoning District. Staff concludes that the request is consistent with the requirements of the Zoning Ordinance and also the 2016 Comprehensive Plan. Multi-family residential is encouraged within the Community Mixed Use place type. The ideal density for multi-family residential uses in this place type is moderate (ranging up to 15 units per acre). The 7+ dwelling units per acre of this development is consistent with this recommendation and is the average density needed to support the small-scale, compact, mixed use development patterns that this place type promotes. 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. Staff Preliminary Conclusions and Findings of Fact Staff has conducted an analysis of the proposed use and the information provided as part of the application package and has created preliminary findings of fact for each of the conclusions required to be reached to approve the special use permit request. These preliminary findings of fact and conclusions are based solely on the information provided to date, prior to any information or testimony in support or opposition to the request that may be presented at the upcoming public hearing at the March 6, 2017 Board of Commissioners meeting. Finding 1: The Board must find that the use will not materially endanger the public health or safety where proposed and developed according to the plan as submitted and approved. A. Water and wastewater services must be provided and designed to comply with the Cape Fear Public Utilities Authority standards. B. The subject property is located in the New Hanover County North Fire Service District. C. Access to the site will be provided by Blue Clay Road, an arterial street that has an “A” Level of Service. D. An easement will be dedicated to the County for the purpose of installing a multi-use path along Blue Clay Road in accordance with the Wilmington/NHC Comprehensive Greenway Plan. E. The subject site does not host any known conservation, cultural, historic, or archaeological resources. Z-966, (1/17) Page 7 of 7 Staff Suggestion: Evidence in the record at this time supports a finding that the use will not materially endanger the public health or safety where proposed. Finding 2: The Board must find that the use meets all required conditions and specifications of the Zoning Ordinance. A. High density developments are allowed by Special Use Permit in the R-10 zoning district. B. The site design complies with the standards of Section 72-43 of the Zoning Ordinance. Staff Suggestion: Evidence in the record at this time supports a finding that the use meets all of the required conditions and specifications of the Zoning Ordinance. Finding 3: The Board must find that the use will not substantially injure the value of adjoining or abutting property or that the use is a public necessity. A. The location of the proposed high density development is classified as Community Mixed Use in the 2016 Comprehensive Plan. B. The surrounding land uses predominately include residential, with adjacent property to the north and south being also zoned R-10. C. No evidence has been submitted that this project will decrease the property values of adjacent or nearby properties. Staff Suggestion: The evidence in the record at this time supports a finding that the use will not substantially injure the value of adjoining or abutting property. Finding 4: The Board must find that the location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the plan of development for New Hanover County. A. The 2016 Comprehensive Plan classifies the area proposed for the high density development as Community Mixed Use, and the proposal aligns with the intent of the Community Mixed Use land use classification. Additionally, the proposal supports other policies of the 2016 Comprehensive Plan, including providing for a range of housing types and encouraging walkable communities. B. The proposed development will provide for alternative forms of transportation in compliance with the 2012 Wilmington/NHC Comprehensive Greenway Plan. Staff Suggestion: Evidence in the record at this time supports a finding that the use is general conformity with the plan of development for New Hanover County. Staff Suggested Conditions 1. The development shall be used only as an Active Adult Retirement Community or Independent Living facility. 2. No gates or traffic calming devices shall be installed unless reviewed and approved by the Technical Review Committee. 3. A 20 foot wide easement shall be dedicated to the County along Blue Clay Road for the purposes of installing a future multi-use path in accordance with the Wilmington/NHC Comprehensive Greenway Plan.