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HomeMy WebLinkAboutZ17-01 Staff Summary BOCZ17-01 Staff Summary Page 1 of 9 Z17-01STAFF SUMMARY CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z17-01 Request: Rezoning to establish a Conditional Zoning District in order to allow for the development of a mini-warehousing use. Applicant: Property Owner(s): Cindee Wolf of Design Solutions College Road Development Partners, LLC Location: Acreage: 2608 N. College Road 8.04 acres PID(s): Place Type: R03408-001-002-000 R03408-001-003-000 R03408-001-004-000 Community Mixed Use Existing Land Use: Proposed Land Use: Undeveloped Self-Storage Facility Current Zoning: Proposed Zoning: (CUD) R-10 Conditional Use Zoning District (CZD) B-2 SURROUNDING AREA LAND USE ZONING North Institutional (Laney High School) R-15 East Single Family Residential R-15 South Commercial (Taco Bell) B-2 West Mostly Undeveloped; Barber Shop, Electronics Repair Shop R-15, O&I Z17-01 Staff Summary Page 2 of 9 ZONING HISTORY July 7, 1972 Initially zoned R-20 July 13, 1998 300’ strip adjacent to N. College Rd rezoned to B-2 May 2, 2016 Rezoned from B-2 and R-15 to (CUD) R-10 for 88 apartments COMMUNITY SERVICES Water/Sewer Water and Sewer is available through CFPUA Fire Protection New Hanover County Fire Services, New Hanover County North Fire District Schools Castle Hayne Elementary, Eaton Elementary, Trask Middle, and Laney High schools Recreation Olsen Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Z17-01 Staff Summary Page 3 of 9 CURRENT APPROVED SITE PLAN & CONDITIONS  The (CUD) R-10 Conditional Use Zoning District was approved on May 2, 2016 and allows for an 88-unit apartment complex in four buildings on the site.  The following conditions were placed on the approved rezoning: 1. A 10’ multi-use path shall be installed along N. College Road in accordance with the Wilmington/New Hanover County Comprehensive Greenway Plan. The multi- use path shall be constructed to the adjoining properties and shall include any necessary crosswalks, boardwalks, or bridges. 2. Existing vegetation must remain within the rear buffer and be supplemented as necessary to provide the 100% visual opacity requirement. Z17-01 Staff Summary Page 4 of 9 PROPOSED SITE PLAN  The proposal includes 72,850 square feet of self-storage units in four buildings, along with access drives and parking to serve the development.  Total impervious surface area decreases from 123,750 SF with the approved high density development project to 119,585 SF with the current proposal for self-storage.  The width of the buffer strip between the subject site and the existing single family residential along Long Ridge Drive decreases from 48’ and 65’ widths in some areas on the approved high density development plan to 22.5’ in width with the current proposal. Z17-01 Staff Summary Page 5 of 9 TRANSPORTATION  Access will be provided via an existing driveway serving the subject site as well as the existing fast food restaurant (Taco Bell).  This driveway was installed in addition to offsite improvements recommended by an approved TIA for a 2013 development proposal that included a fast-food restaurant and a mixed-use building consisting of 120 dwelling units and office/retail space.  A 10’ wide multi-use path is proposed in front of the subject property along N. College Road within the NC DOT right-of-way.  A bus stop for WAVE Transit route 204 is located on southbound N. College Road just north of the property near New Village Way. Traffic Count – February 28, 2015 Road Location Volume Capacity V/C LOS N. College Road Near Long Ridge Lane 28,020 17,060 1.64 F Trip Generation LAND USE INTENSITY AM PEAK PM PEAK Mini-storage (151) 72,850 SF 11 19  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.  A Traffic Impact Analysis was completed for a development proposal on this property in 2013, which included a fast-food restaurant and a mixed-use building consisting of 120 dwelling units and office/retail space.  The improvements required as part of that TIA have been installed, including the addition of a center turn lane along N. College Road.  An updated TIA was not required for the 2016 rezoning proposal, nor is one required for the current rezoning proposal. ENVIRONMENTAL  Portions of the property are located within an AE Special Flood Hazard Area, with a Base Flood Elevation of 32 feet. The preliminary flood map places the entire property within the AE Special Flood Hazard Area with a Base Flood Elevation of 35 feet, and also includes the area around the stream as AE Floodway.  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 pond located on the site and create a second pond to manage runoff.  The stream on the property may be subject to additional buffering standards required by the NC Division of Water Resources.  The subject property is within the Smith Creek (C;Sw) watershed. Z17-01 Staff Summary Page 6 of 9 2016 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 at this location 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. Z17-01 Staff Summary Page 7 of 9 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. The proposal would not provide the optimum return on the public investments on the current and planned infrastructure. 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 remains in attainment for air quality to protect public health and retain and attract development and industries Z17-01 Staff Summary Page 8 of 9 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 Analysis of Comprehensive Plan Consistency 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 do not provide a high return on public infrastructure investment, and are not consistent with the strategies for mixed use development in the Comprehensive Plan. COMMUNITY MEETING NOTES  A community meeting was held on Wednesday, January 25, 2017 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 only meeting attendee.  No modifications were made to the proposed site plan after the community information meeting. PLANNING BOARD ACTION The Planning Board considered this application at their March 2, 2017 meeting. No one from the public spoke in favor of or in opposition to the application. The Planning Board recommended approval (6-0) of the rezoning to the (CZD) B-2 district, finding that it is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the use proposed is necessary to provide services to compact residential development that uses high density, low square footage living units, therefore supporting the Community Mixed Use place type. 2. Reasonable and in the public interest because the development would mitigate environmental concerns from a more intensive development on the site, and because the low traffic generated from the proposal would put a minimal burden on the surrounding transportation network. Conditions: 1. Signage shall be kept to a low profile and minimally intrusive. 2. Decorative metal fencing and a “low buffer” of evergreen shrubs shall be used along N. College Road in addition to the required streetyard landscaping. 3. Additional landscaping shall be provided in front of the northern building. Z17-01 Staff Summary Page 9 of 9 After the Planning Board meeting, the petitioner submitted a revised site plan decreasing the length of the northern building to allow for additional landscaping as conditioned by the Planning Board. Additionally, a note was added to address condition 2 that was included in the Planning Board’s motion. STAFF RECOMMENDATION Staff recommends denial of the application. The subject property is located in an area with a moderate to high population density and where many public services are in place, including public water and sewer. Public investment is also recommended in the Comprehensive Greenway Plan for multimodal travel via greenways connecting to residential areas, schools, and nearby Olsen Park. The proposal would not maximize benefit of the existing and planned infrastructure and transportation improvements, and does not provide the desired commercial and office uses that could capitalize on the close proximity of residential neighborhoods, schools, and other commercial services. In conclusion, Staff finds that the application is: 1. Inconsistent with the purposes and intent of the Community Mixed Use place type in the 2016 Comprehensive Plan because the proposed development of a mini-warehouse use does not contribute to the creation of small scale, compact, mixed use development patterns that serve multi-modal travel and act as an attractor for county residents and visitors. 2. Not reasonable and not in the public interest because the proposed mini-warehouse use will not maximize the available and planned services and infrastructure in the area, and because it does not encourage other modes of transportation that would reduce the dependency on the automobile. Motions can be found in the script in the agenda package, including a staff-recommended motion for denial and a sample motion for approval that affirms the Planning Board’s consistency and reasonableness statements.