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Home My WebLink About2017-07-13 July 13 2017 Agenda PackageAGENDA NEW HANOVER COUNTY PLANNING BOARD Assembly Room , New Hanover County Historic Courthouse 24 North Third Street, Room 301 Wilmington, NC DONNA GIRARDOT, CHAIRMAN - ERNEST W. OLDS, VICE-CHAIRMAN PAUL D. BONEY, BOARD MEMBER - H. ALLEN POPE, BOARD MEMBER THOMAS "JORDY" RAWL, BOARD MEMBER - EDWARD T. (TED) SHIPLEY, III, BOARD MEMBER DAVID WEAVER, BOARD MEMBER CHRIS O'KEEFE, PLANNING DIRECTOR - KENNETH VAFIER, PLANNING MANAGER JULY 13, 2017 6:00 PM MEETING CALLED TO ORDER (Chairman Donna Girardot) PLEDGE OF ALLEGIANCE (Chris O'Keefe) APPROVAL OF MINUTES REGULAR ITEMS OF BUSINESS The Planning Board may consider substantial changes in these petitions as a result of objections, debate, and discussion at the meeting, including rezoning to other classifications. 1Public Hearing Rezoning Request (Z17-07) – Request by Nexsen Pruet, PLLC, on behalf of the property owner, Liberty Baptist Church of Wilmington, to rezone 2.01 acres of land located at 7957 Market Street from O&I, Office and Institutional District, to (CZD) B- 2, Conditional Highway Business District, in order to develop a mini-warehouse use. 2Public Hearing Rezoning Request (Z17-08) – Request by Lee Law Firm, PLLC, on behalf of the property owner, The Lewis Family Tract, LLC, in order to rezone 85.19 acres located at the 4700 block of Gordon Road from O&I, Office and Institutional District, and B-2, Highway Business District, to (CUD) R-15, Conditional Use Residential District, and for a Special Use Permit in order to develop a high density development. Planning Board - July 13, 2017 3Public Hearing Rezoning Request (Z17-09) – Request by Coastal Land Design, PLLC, on behalf of the property owner, Corbett Package Company, in order to rezone 129.3 acres located at the 100 block of Brentwood Drive from I-2, Heavy Industrial, to (CUD) R- 15, Conditional Use Residential District, and for a Special Use Permit in order to develop a community boating facility. TECHNICAL REVIEW COMMITTEE REPORT 1TRC Report for June 2017 OTHER ITEMS 1 Planning Board - July 13, 2017 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: July 13, 2017 REGULAR ITEM: DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner CONTACT(S): Brad Schuler; Ben Andrea, Current Planning & Zoning Supervisor SUBJECT: Public Hearing Rezoning Request (Z17-07) – Request by Nexsen Pruet, PLLC, on behalf of the property owner, Liberty Baptist Church of Wilmington, to rezone 2.01 acres of land located at 7957 Market Street from O&I, Office and Institutional District, to (CZD) B-2, Conditional Highway Business District, in order to develop a mini-warehouse use. BRIEF SUMMARY: Nexsen Pruet, PLLC, on behalf of the property owner, Liberty Baptist Church of Wilmington, is requesting to rezone 2.01 acres of land located at 7957 Market Street from O&I to (CZD) B-2 in order to develop a mini-warehouse use. The property is in an area of Market Street that is zoned for commercial and residential purposes. The proposed development will consist of a 85,480 square foot, three storied mini-warehouse facility. Access is provided to the subject property by Bump Along Road, a private road, from Market Street (BUS 17). This proposal will generate 13 trips in the AM peak, and 22 in the PM peak, and therefore, a TIA was not required to be completed for the proposed development. The 2016 Comprehensive Land Use Plan classifies the subject property as Community Mixed Use. The proposed development is not consistent with the place type it will 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. STRATEGIC PLAN ALIGNMENT: Intelligent Growth and Economic Development • Attract and retain new and expanding businesses • Implement plans for land use, economic development, infrastructure and environmental programs • Understand and act on citizen needs RECOMMENDED MOTION AND REQUESTED ACTIONS: Staff recommends denial and suggests the following motion: Motion to recommend denial, as the Board finds that this request for a zoning map amendment of 2.01 acres from the O&I Zoning District to a Conditional Highway Business Zoning District, as described is: ITEM: 1 Planning Board - July 13, 2017 1.Not consistent 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. ATTACHMENTS: Z17-07 Script for PB Z17-07 Staff Summary PB Z17-07 Neighbor Properties Map Z17-07 Zoning Map Z17-07 Future Land Use Map Applicant Materials Cover Sheet Z17-07 Application Proposed Site Plan Cover Sheet Z17-07 Proposed Site Plan ITEM: 1 Planning Board - July 13, 2017 SCRIPT for Conditional Zoning District Application (Z17-07) Request by Nexsen Pruet, PLLC, on behalf of the property owner, Liberty Baptist Church of Wilmington, to rezone 2.01 acres of land located at 7957 Market Street from O&I, Office and Institutional District, to (CZD) B-2, Conditional Highway Business District, in order to develop a mini-warehouse use. 1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any opponents will each be allowed 15 minutes for their presentation and additional 5 minutes for rebuttal. 2. Conduct Hearing, as follows: a. Staff presentation b. Applicant’ s presentation (up to 15 minutes) c. Opponent’s presentation (up to 15 minutes) d. Applicant’s cross examination/rebuttal (up to 5 minutes) e. Opponent’s cross examination/rebuttal (up to 5 minutes) 3. Close the public hearing 4. Board discussion 5. At this time, you may ask to either continue the application to a future meeting, or to proceed with this Board deciding whether to recommend approval or denial of the application. What do you wish to do? 6. Vote on the application. The motion should include a statement saying how the change is, or is not, consistent with the land use plan and why it is, or is not, reasonable and in the public interest. Staff Suggested Motion: Motion to recommend denial, as the Board finds that this request for a zoning map amendment of 2.01 acres from the O&I Zoning District to a Conditional Highway Business Zoning District, as described is: 1. Not consistent 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. Alternative Motion for Approval/Denial: Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment of 2.01 acres from the O&I Zoning District to a Conditional Highway Business Zoning District, as described is: 1. [Consistent/Not Consistent] with the purposes and intent of the 2016 Comprehensive Plan because [Describe elements of controlling land use plans and how the amendment is or is not consistent]. 2. [Reasonable/Not Reasonable] and in the public interest because [Briefly explain why. Factors may include public health and safety, character of the area and relationship of uses, applicable plans, or balancing benefits and detriments]. Conditions: [List any agreed upon conditions] - 1 - 1ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 1 of 9 STAFF SUMMARY OF Z17-07 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z17-07 Request: Conditional B-2 Zoning District in order to develop a 85,480 square foot mini-warehouse building. Applicant: Property Owner(s): Tom Johnson of Nexsen Pruet, PLLC Liberty Baptist Church of Wilmington, Inc. Location: Acreage: 7597 Market Street 2.01 acres PID(s): Comp Plan Place Type: R03600-003-042-006 Community Mixed Use Existing Land Use: Proposed Land Use: Religious Institution Mini-warehouse Current Zoning: Proposed Zoning: O&I (CZD) B-2 SURROUNDING AREA LAND USE ZONING North Financial Institution (Corning Credit Union)/undeveloped land/single-family residential O&I, R-15 East General Office & Retail (Aldi) B-2 South Undeveloped land O&I West Single-family residential R-15 - 2 - 1ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 2 of 9 ZONING HISTORY July 6, 1971 Initially zoned R-15 (Area 5) August 1, 2005 The subject property was rezoned to O&I (Z-803). 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 Ogden Station Schools Blair Elementary, Eaton Elementary, Holly Shelter Middle, and Laney High Schools Recreation Ogden Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources - 2 - 2ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 3 of 9 Proposed Site Plan The existing church buildings would be removed and replaced with the proposed development which consists of a three-storied, 85,480 square foot mini-warehouse facility. The storage units will be located on the interior of the building. - 2 - 3ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 4 of 9 The applicant has also provided an example architectural rendering of an existing facility from another city that is representative of the proposed building: TRANSPORTATION  Access is provided to the subject property by Bump Along Road, a private road, from Market Street (BUS 17). A driveway permit from NCDOT is required for the proposed development.  The NC State Transportation Improvement Program includes a project (U-4902D) that will install a median and pedestrian improvements along the adjacent portion of Market Street. This project will require right-of-way dedication/acquisition from the subject property and construction is expected to begin in late 2018.  The NHC/City of Wilmington Greenway Plan recommends that a greenway be installed along Market Street, and that a crosswalk be installed at the nearby intersection of Market Street Marsh Oaks Drive.  A Traffic Impact Analysis (TIA) was conducted for a proposed gas station located at the adjacent property to the south. The TIA found the intersection of Market Street and Marsh Oaks Drive operates at a “C” Level of Service. - 2 - 4ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 5 of 9 Trip Generation LAND USE INTENSITY AM PEAK PM PEAK Self-Storage 600 units 13 22  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  The property does not contain any Special Flood Hazard Areas, wetlands, or Natural Heritage Areas.  The subject property is within the Pages Creek (SA;HQW) watershed.  Soils on the property consist mostly of Class I (Suitable/Slight Limitation) soils, however, this project plans to install public water and sewer service in accordance with the standards of the CFPUA. 2016 COMPREHENSIVE LAND USE 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. - 2 - 5ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 6 of 9 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 and does not support multi-modal travel. While design of this development, with its multiple stories and store-front office, does reflect the development intensity and urban design recommendations for a Community Mixed Use place type, it does not capitalize on planned bicycle/pedestrian infrastructure along Market St. The subject property is adjacent to the Porters Neck growth node, where pedestrian activity and alternative transportation options are encouraged. However, this type of use is not generally amenable to bicycle and pedestrian users 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 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 and 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: The subject property is located along a major road and at an intersection. Utilities are available in this area, and transportation infrastructure to serve this location are planned, including pedestrian facilities. Locating mini-storage facilities in locations with these types of services decreases the fiscal efficiencies of their provision. In addition, the property is adjacent to the Porters Neck growth node, and with the planned pedestrian facilities, the Market Street and Marsh Oaks intersection is emerging as a mixed use node. Greater density and uses that can be accessed by bicycle or foot are encouraged in these areas in order to provide the densities needed for future infrastructure investments and transportation services. - 2 - 6ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 7 of 9 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: The proposed use does not include pedestrian amenities and is automobile-oriented; it does not encourage alternative modes of transportation, which are especially important in growth nodes where densities should ultimately support multi-modal transportation. Instead of providing a destination for pedestrians and bicyclists, it will serve as a gap between residential neighborhoods and commercial 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. The proposed use, while technically infill, does not support a mixed use development pattern that would maximize the use of current and planned public infrastructure 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: In addition to not encouraging a walkable community that creates more human interaction between neighbors (eyes on the street/social space), the proposed use does not incorporate multiple points of access to the existing transportation network. Cross access to the bank property and a vacant property to the east would ultimately allow users of the development to access Mendenhall and the traffic light. 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: The proposed use does not encourage walking, biking, and active lifestyles. Because mini-storage facilities are automobile-oriented uses, the proposed development will serve as a 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 - 2 - 7ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 8 of 9 Consistency Analysis: The comprehensive plan recommends promoting compact development, a mixture of uses, and infill that minimizes trips and vehicle miles traveled. The proposed use is automobile-oriented and will serve as a gap between potential pedestrians and bicyclists and existing commercial services. Staff Consistency Recommendation The proposed mini-storage development is not consistent with 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 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. Therefore, this proposal would not support the mixed use development pattern encouraged in the Porter Neck’s node, and which is emerging in this area with planned pedestrian facilities. In addition, while the proposed structure does follow the density and urban design guidelines for the Community Mixed Use place type, the site design does not include pedestrian amenities or cross access. STAFF RECOMMENDATION Staff recommends denial of the Conditional Zoning District. Staff concludes that the application is: 1. Not consistent 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. POTENTIAL CONDITIONS Should the Planning Board wish to recommend approval of the application, staff has identified potential conditions that may be appropriate for the proposal. Please note that all conditions must be mutually agreed upon with the applicant. 1. The building must be designed and constructed consistent with the architectural renderings included in the application, including using similar building materials and incorporating similar design elements such as wall and color offsets, glazing, and corner design features. 2. A 20-foot-wide easement shall be dedicated to the County along Market Street for the purposes of installing a future multi-use path or sidewalk in accordance with the Wilmington/NHC Comprehensive Greenway Plan. 3. The portion of Bump Along Road adjoining the subject property must be dedicated for public use, either by dedicating an easement or right-of-way. - 2 - 8ITEM: 1 Planning Board - July 13, 2017 Z17-07 Staff Summary Page 9 of 9 4. Parking lot cross access stubs shall be provided to the north, specifically to the adjacent financial institution and to one of the undeveloped lots zoned O&I. The stubs must be constructed to the property line. 5. The site plan must be updated to illustrate the right-of-way acquisition required by NCDOT as part of the Market Street median project, and the development must comply with applicable zoning standards based off the updated right-of-way line. - 2 - 9ITEM: 1 Planning Board - July 13, 2017 ! ! !! !! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! 114282 249 232 164 182 250 240 129 165 231 221 199189181 154 135 130 121 115 113 118 109 114 128 132 128 124 125 137 118 201 136 133 116 129 200 113117 138 205209 122 120 112 795 4 791 0 797 17828 785 8 782 0 796 1 7843 798 1 7946 795 7 794 6 784 7 783 9 7827 7824 783 1 788 8 7946 7979 7946 7890 MARKET ST M A R S H O A K S D R PRIVATE BAYFIELD DR S A N D E R L I N G P L RAINTREE RD BUMP ALONG RD ALEXANDER RD MARYM OUNT DR BEAWOOD RD TR A CE D R QUINN DR A Q U A RIU S D R MONARCH DR PLACID DR AMBERLEIGH DR GRAYSTONE RD SWEETWATER DR PENCADE RD MARSH REACH DR ARCHDALE RD MCCORMICK LN OLDE P O N D R D HAZELTON CT BEAUFORT CT HILLIARD CT PRIVATE PRIVATE 625 Feet ®HNC Z17-07 R-15 CITY I-1 CZD B-2 B-2O&I CUD O&I CUD R-10CUD B-2 MARKET ST PRIVATE MENDENHALL DR S A N D E R L I N G P L R A I N T R E E R D BEAWOOD RD BUMP ALONG RD AQUARIUS DR TRACE DR MCCORMICK LN SWEETWATER DR K O O N C E C T Z1 7-07 Parcels within 500 Feet of Case Site C a s e :C o n d i t i o n a l Z o n i n gDistrict R e q u e s t : Z 1 7 -0 7 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 7 9 0 0 b l o c kMarket S t O &I /C h u r c h (C Z D ) B -2 /M i n i -S t o r a g e W a r e h o u s e C a s e S it e N e i g h b o r i n g Pa r c e l s(w i t h i n 5 0 0 f e e t ) NUMBER STREET TYPE NUMBER STREET TYPE115AMBERLEIGHDR7961MARKETST121AMBERLEIGHDR7965MARKETST129AMBERLEIGHDR7971MARKETST130AMBERLEIGHDR7979MARKETST135AMBERLEIGHDR7981MARKETST154AMBERLEIGHDR114MARSH OAKS DR164AMBERLEIGHDR109MENDENHALLDR165AMBERLEIGHDR112MENDENHALLDR181AMBERLEIGHDR113MENDENHALLDR182AMBERLEIGHDR114MENDENHALLDR189AMBERLEIGHDR116MENDENHALLDR199AMBERLEIGHDR118MENDENHALLDR221AMBERLEIGHDR120MENDENHALLDR231AMBERLEIGHDR122MENDENHALLDR232AMBERLEIGHDR124MENDENHALLDR240AMBERLEIGHDR125MENDENHALLDR249AMBERLEIGHDR128MENDENHALLDR250AMBERLEIGHDR129MENDENHALLDR282AMBERLEIGHDR132MENDENHALLDR113BUMP ALONG RD 133 MENDENHALL DR116BUMP ALONG RD 136 MENDENHALL DR117BUMP ALONG RD 137 MENDENHALL DR118BUMP ALONG RD 200 MENDENHALL DR128BUMP ALONG RD 201 MENDENHALL DR138BUMP ALONG RD 205 MENDENHALL DR7888MARKETST209MENDENHALLDR7890MARKETST7824PENCADERD7910MARKETST7828PENCADERD7946MARKETST7839RAINTREERD7946MARKETST7843RAINTREERD7946MARKETST7847RAINTREERD7946MARKETST7858RAINTREERD7946MARKETST7820SANSBERRYCT7954MARKETST7827SANSBERRYCT7957MARKETST7831SANSBERRYCT - 3 - 1 IT E M : 1 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 R-15 I-1 CITY B-2 CZD B-2 O&I CUD O&I CUD B-2 CUD R-10 MARKET ST M A R S H O A K S D R MENDENHALL DR PRIVATE BAYFIELD DR S A N D E R L I N G P L RAINTREE RD BUMP ALONG RD ALEXANDER RD MARYM OUNT DR BEAWOOD RD TR A CE D R C O U NTRY H AVEN DR QUINN DR A Q U A RIU S D R MONARCH DR PLACID DR AMBERLEIGH DR GRAYSTONE RD SWEETWATER DR PENCADE RD MARSH REACH DR ARCHDALE RD MCCORMICK LN OLDE P O N D R D HAZELTON CT BEAUFORT CT HILLIARD CT PRIVATE P R I V A T E PRIVATE PRIVATE 625 Feet ®HNC Z17-07 Zoning Districts S HO D A-IAR B-1 B-2 EDZDI-1 I-2 O&I PDR-10 R-15 R-20 R-20S R-7 RA RFMU SC I n c o r p o r a t e d A r e a s Indicates Conditional Use District (CUD)Indicates Conditional Zoning District (CZD)Se e Se ctio n 55 .1 o f the Z oning OrdinanceCOD C a s e :C o n d i t i o n a l Z o n i n gDistrict R e q u e s t : Z 1 7 -0 7 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 7 9 0 0 b l o c kMarket S t O &I /C h u r c h (C Z D ) B -2 /M i n i -S t o r a g e W a r e h o u s e Sewer Collector Water Distribution Main CITY - 4 - 1 IT E M : 1 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 GEN ERA L R ESID ENT IAL URBAN MIXED USE CO MM UNIT Y M IXED US E CO NSERVATION MARKET ST M A R S H O A K S D R MENDENHALL DR PRIVATE BAYFIELD DR S A N D E R L I N G P L RAINTREE RD BUMP ALONG RD ALEXANDER RD MARYM OUNT DR BEAWOOD RD TR A CE D R C O U NTRY H AVEN DR QUINN DR A Q U A RIU S D R MONARCH DR PLACID DR AMBERLEIGH DR GRAYSTONE RD SWEETWATER DR PENCADE RD MARSH REACH DR ARCHDALE RD MCCORMICK LN OLDE P O N D R D HAZELTON CT HILLIARD CT PRIVATE P R I V A T E PRIVATE PRIVATE 625 Feet ®HNC Z17-07 Pla ce Types Commerce Zone Employment Center General Residential Urban Mixed Use Comm unity Mixed Use Rural Residential Conser vation C a s e :C o n d i t i o n a l Z o n i n gDistrict R e q u e s t : Z 1 7 -0 7 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 7 9 0 0 b l o c kMarket S t O &I /C h u r c h (C Z D ) B -2 /M i n i -S t o r a g e W a r e h o u s e CITY - 5 - 1 IT E M : 1 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 APPLICANT MATERIALS - 6 - 1ITEM: 1 Planning Board - July 13, 2017 - 6 - 2ITEM: 1 Planning Board - July 13, 2017 - 7 - 1ITEM: 1 Planning Board - July 13, 2017 - 7 - 2ITEM: 1 Planning Board - July 13, 2017 - 7 - 3ITEM: 1 Planning Board - July 13, 2017 - 7 - 4ITEM: 1 Planning Board - July 13, 2017 - 7 - 5ITEM: 1 Planning Board - July 13, 2017 - 7 - 6ITEM: 1 Planning Board - July 13, 2017 - 7 - 7ITEM: 1 Planning Board - July 13, 2017 - 7 - 8ITEM: 1 Planning Board - July 13, 2017 - 7 - 9ITEM: 1 Planning Board - July 13, 2017 - 7 - 10ITEM: 1 Planning Board - July 13, 2017 - 7 - 11ITEM: 1 Planning Board - July 13, 2017 - 7 - 12ITEM: 1 Planning Board - July 13, 2017 - 7 - 13ITEM: 1 Planning Board - July 13, 2017 - 7 - 14ITEM: 1 Planning Board - July 13, 2017 - 7 - 15ITEM: 1 Planning Board - July 13, 2017 - 7 - 16ITEM: 1 Planning Board - July 13, 2017 - 7 - 17ITEM: 1 Planning Board - July 13, 2017 - 7 - 18ITEM: 1 Planning Board - July 13, 2017 - 7 - 19ITEM: 1 Planning Board - July 13, 2017 - 7 - 20ITEM: 1 Planning Board - July 13, 2017 PROPOSED SITE PLAN - 8 - 1ITEM: 1 Planning Board - July 13, 2017 - 8 - 2ITEM: 1 Planning Board - July 13, 2017 N/F R03600-003-042-004 DB 6034 PG 1932 YOSEF INC ZONING: O&I R03611-010-008-000 R03611-010-009-000 R03611-010-005-000 N/F R03600-003-111-000 DB 5949 PG 1317 JACKSON CAMERON R ZONING: R-15 USE: RESIDENTIAL R03600-003-042-012 R03600-003-042-013 R03611-011-003-000 N/F R03611-011-002-000 BK005000 PG000767 SANTABALLA ELENA V MARK MARCUM ZONING:R-15 USE:RESIDENTIAL R03611-011-001-000 N/F R03611-011-015-000 DB 5933 PG 2698 4 BEA LLC N/F R03611-011-016-000 DB 5933 PG 2698 4 BEA LLC ZONING: O&I USE: VACANT R03611-010-001-000 R03611-010-002-000 R03611-003-005-000 R03611-003-001-000 R03611-002-004-000 6-000 N/F R03600-003-042-006 DB 5777 PG 2392 LIBERTY BAPTIST CHURCH OF WILM INC CURRENT USE: CHURCH PROPOSED USE: STORAGE FACILITY N/F R03600-003-042-005 DB 1397 PG 656 YOSEF INC ZONING: O&I CURRENT USE: VACANT PROPOSED USE: BUY QUICK CONVENIENT STORE CASE#: S17-02 N/F R03611-011-014-000 DB 5492 PG 772 EAST CAROLINA BANK S 5 6 ° 2 2 ' 0 4 . 3 5 " E 1 0 1 . 5 6 8 ' S42° 14' 55.65"W 176.755' N 5 3 ° 3 5 ' 2 7 . 1 8 " W 1 0 0 . 9 1 3 ' N 5 6 ° 5 5 ' 0 4 . 3 5 " W 2 4 4 . 1 7 0 ' N9° 4 2 ' 5 5 . 6 5 " E S 5 6 ° 2 2 ' 0 4 . 3 5 " E 4 4 0 . 4 2 4 ' MARKET STREET B U M P A L O N G R O A D M E N D E N H A L L D R I V E RAIN TREE ROAD 30 ' - 0 " 33'-6" 42'-3" BEE SAFE STORAGE 85,480 SF PARKING AREA DRIVE ISLES (TYP.) BUILDING DRIVEWAY DRIVEWAY SITE LIMITS EXISTING PROPERTY LINE (TYP.) EXISTING BUILDING (TYP.) APPROX. 28'-0" APPROX. 59'-0" AP P R O X . 10 2 ' - 0 " 1 3 4 ' - 3 " 74'-7" REAR BASE LANDSCAPE BUFFER WIDTH 49'-1" SIDE BASE LANDSCAPE BUFFER WIDTH 99'-0" 7 4 ' - 7 " 74'-3" REDUCED BUILDING SETBACK (BASED ON 36' HT.) & INCREASED LANDSCAPE BUFFER 74'-3" 10'-0" PARKING LOT LANDSCAPE STRIP 49'-1" CORNING CREDIT UNION 1 0 0 ' - 9 " 75' REDUCED SHOD/FRONT BUILDING SETBACK (1) 110'-0" 2 6 5 ' - 1 0 " 50' SHOD PARKING SETBACK 50 ' - 0 " 12'-6" AVERAGE STREET YARD (2) LANDSCAPING 12'-6" 25' AVERAGE STREET YARD (1) LANDSCAPING 10 ' - 0 " 25 ' - 0 " 75 ' - 0 " 10 0 ' - 0 " 30' PUBLIC UTILITY EASEMENT 134'-3" BUILDING SETBACK (BASED ON 36' HT.) DUMPSTER 100'-9" REDUCED BUILDING SETBACK (BASED ON 36' HT.) & INCREASED LANDSCAPE BUFFER 99'-0" BUILDING SETBACK (BASED ON 36' HT.) 205. 6 1 0 ' 35' FRONT BUILDING SETBACK (2) 100' SHOD/FRONT BUILDING SETBACK (1) N56° 55' 04.35"W 6.480' 35'-0" N 6 7 ° 2 1 ' 3 4 . 3 5 " W 8 2 . 2 3 0 ' DESCRIPTIONSDATE REV.NO. REVISIONS SCALE HORIZONTAL: VERTICAL: SEAL STATUS: DRAWN PROJ. MGR. DESIGNED CHECKED DATE: MCE PROJ. # SEAL www.mckimcreed.com License: F-1222 243 North Front Street Phone: (910)343-1048, Fax: (910)251-8282 Wilmington, North Carolina 28401 NEW HANOVER COUNTY, NORTH CAROLINA BEE SAFE STORAGE0000-0000 FINAL DRAWINGS REZONING REQUEST TRC TRC RMC RMC 1" = 40' N/A CS-101 05/24/2017 SITE DATA PARCEL ADDRESS 7957 MARKET ST. WILMINGTON NC 28405 TAX PARCEL IDENTIFICATION NUMBERR03600-003-042-006 SITE ACREAGE2.01 CURRENT ZONING DISTRICTI&O CURRENT LAND USECHURCH PROPOSED ZONING DISTRICTB-2 (CUD) PROPOSED LAND USESTORAGE FACILITY FLOOD ZONEN/A FLOOR AREA RATIO - BUILDING FLOOR AREA = 85,480 SF - SITE AREA = 87,556 SF - 85,480 / 87,556 = 0.98 0.98 BUILDING FLOOR AREA85,480 SF BUILDING HEIGHT - MAX REQUIREMENT PER ZONING = 40' - INCREASE HEIGHT ALLOWED WITH FLOOR AREA RATIO LESS THE 1.0 36' MAX BUILDING SETBACKSREQUIREDPROVIDED FRONT - BASE SETBACK = 100' - 25% REDUCTION = 75' 75'-0"75'-0" REAR (ALL AT ADJ. RESIDENTIAL) - BUILDING HEIGHT = 36' - BASE SETBACK = 134'-3" - 3.73 X 36 = 134.28 - REDUCTION WITH INCREASE BUFFER = 100'-9" 100'-9"100'-9" SIDE (AT ADJ. RESIDENTIAL) - BUILDING HEIGHT = 36' - BASE SETBACK = 99'-0" - 2.75 X 36 = 99 - REDUCTION WITH INCREASE BUFFER = 74'-3" 74'-3"N/A SIDE (ALL OTHER SIDES) - NONE REQUIRED ADJACENT TO NON-RESIDENTIAL 0' 38'-6" & 47'-3", SEE PLAN LANDSCAPE BUFFERSREQUIREDPROVIDED REAR - REQUIRED ADJACENT TO RESIDENTIAL - BASE WITH 50% BUILDING SETBACK - 99'-0" X 50% = 49'-1" - INCREASED BUFFER TO SETBACK REDUCTION = 74'-3" 74'-3"74'-3" SIDE - REQUIRED ADJACENT TO RESIDENTIAL - BASE WITH 50% BUILDING SETBACK - 134'-3" X 50% = 74'-7" - INCREASED BUFFER FOR SETBACK REDUCTION = 100'-9" 100'-9"100'-9" STREET YARD LANDSCAPINGREQUIREDPROVIDED FRONTAGE (1) (MARKET STREET) - PRIMARY FRONTAGE REQUIRES FULL AREA 25' AVERAGE 25' AVERAGE FRONTAGE (2) BUMP ALONG ROAD - SECONDARY FRONTAGE REQUIRES HALF AREA 12.5' AVERAGE 12.5' AVERAGE NC G R I D ( N A D 8 3 ) 0 SCALE: 1"=40' (Horiz.) 80'40'40' P.O.BOX 9846, GREENSBORO, N.C. PHONE (336) 274-8531 NOTES: 1.EXISTING INFORMATION ILLUSTRATED PER NEW HANOVER COUNTY GIS 2.PROPERTY BOUNDARY PER DEED BOOK 5777 PAGE 2392 3.TRAFFIC STATEMENT OF IMPACT - GIVEN THE BUILDING AREA, IT IS ANTICIPATED THE PROPOSED DEVELOPMENT WILL NOT GENERATE MORE THAN 100 TRIPS DURING THE PEAK HOUR AND THEREFORE A TRAFFIC IMPACT ANALYSIS WILL NOT BE REQUIRED. TO BE VERIFIED WITH NEW HANOVER COUNTY. 4.CONSTRUCTION SHALL BE NOT BE CONDUCTED IN MULTIPLE PHASES. - 9 - 1 IT E M : 1 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: July 13, 2017 REGULAR ITEM: DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner CONTACT(S): Brad Schuler; Ben Andrea, Current Planning & Zoning Supervisor SUBJECT: Public Hearing Rezoning Request (Z17-08) – Request by Lee Law Firm, PLLC, on behalf of the property owner, The Lewis Family Tract, LLC, in order to rezone 85.19 acres located at the 4700 block of Gordon Road from O&I, Office and Institutional District, and B-2, Highway Business District, to (CUD) R-15, Conditional Use Residential District, and for a Special Use Permit in order to develop a high density development. BRIEF SUMMARY: Lee Law Firm, PLLC, on behalf of the property owner, The Lewis Family Tract, LLC, is requesting to rezone 85.19 acres of land located at the 4700 block of Gordon Road from O&I and B-2 to (CUD) R-15 in order to develop a high density development. The property is adjacent I-40 and is in an area of that zoned and used for residential purposes. The proposed development will consist of 236 single-family lots and 192 apartment units. Access is provided to the subject property by Gordon Road Road (SR 2048). This proposal will generate 275 trips in the AM peak, and 359 trips in the PM peak, and therefore, a TIA was completed and is currently being reviewed by NCDOT and WMPO. A portion of the TIA is attached as part of this packet, and the full TIA (which includes the appendix) is located online on the Development Activity Page: http://planningdevelopment.nhcgov.com/development-activity/ The TIA recommends the following improvements: Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps Optimize Signal timing. Gordon Road and Blount Drive/Site Access Signalizing the intersection; Westbound left turn lane with 100 feet of storage and appropriate taper; Eastbound right turn lane with 100 feet of storage and appropriate taper; and Northbound full left turn lane along with a through-right lane with 250 feet of storage and appropriate taper. The 2016 Comprehensive Land Use Plan classifies the subject property as Urban Mixed Use. The proposed residential development is not consistent with the 2016 Comprehensive Land Use Plan because it is moving the County’s development pattern away from the direction outlined in the Future Land Use Map. It proposes a residential development on the only portion of the Urban Mixed Use place type off Gordon Rd. that is not already zoned for residential, and design features do not conform with the recommendations for this place type. ITEM: 2 Planning Board - July 13, 2017 Please note: Conditional Use Zoning Districts shall be considered for approval or denial as a two-part process. The proposed Conditional Use District rezoning is considered first, then the companion Special Use Permit proposal. STRATEGIC PLAN ALIGNMENT: Intelligent Growth and Economic Development • Implement plans for land use, economic development, infrastructure and environmental programs • Understand and act on citizen needs RECOMMENDED MOTION AND REQUESTED ACTIONS: CONDITIONAL USE ZONING DISTRICT Staff recommends denial of the Conditional Use Zoning District and suggests the following motion: Motion to recommend denial, as the Board finds that this request for a zoning map amendment of 85.19 acres from the O&I and B-2 districts to a Conditional Use R-15 district, as described is: 1.Not consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would remove the only non-residential zoning in an area that is exclusively zoned for residential purposes. This will not support a mixture of compatible uses as encouraged in the Urban Mixed Use place type and does conform to the recommended development intensity of the place type. 2.Not reasonable and not in the public interest because the proposal would not encourage a mixture of uses that would promote alternative forms of travel and the reduction of the dependency on the automobile. SPECIAL USE PERMIT Example Motion for Approval: Motion to recommend approval, as the Board finds that this application for a Special Use Permit to develop a high density development: 1.Will not materially endanger the public health or safety; 2.Meets all required conditions and specifications of the Zoning Ordinance; 3.Will not substantially injure the value of adjoining or abutting property; and 4.Will be in harmony with the surrounding area, and is in general conformity of the plans of development for New Hanover County. [OPTIONAL] Also, that the following conditions be added to the development: [List Conditions] Potential conditions: 1.The proposed private right-of-ways shall be open for public use and placed within a public access easement. 2.Landscaping and/or buffering shall be installed around the multi-family structures to provide a screen from the single-family lots. 3.A 20-foot wide access easement shall be dedicated to the County along Smith Creek in order to allow for the future installation of a multi-use path in accordance with the Wilmington/NHC Greenway Plan. ITEM: 2 Planning Board - July 13, 2017 4.Five feet of right-of-way shall be dedicated to NCDOT along Gordon Road for the purpose of allowing for future roadway improvements. This right-of-way dedication shall be in addition to any right-of-way dedication required as a result of the TIA and driveway permit. Example Motion for Denial: Motion to deny, as the Planning Board cannot find that this proposal: 1.Will not materially endanger the public health or safety; 2.Meets all required conditions and specifications of the Zoning Ordinance; 3.Will not substantially injure the value of adjoining or abutting property; 4.Will be in harmony with the surrounding area, and is in general conformity of the plans of development for New Hanover County. [State the finding(s) that the application does not meet and include reasons to why it is not being met] ATTACHMENTS: Z17-08 Script for PB Z17-08 Staff Summary PB Z17-08 Neighboring Properties Map Z17-08 Zoning Map Z17-08 Future Land Use Map Applicant Materials Cover Sheet Z17-08 Application Z17-08 TIA (Sections 1-6) Proposed Site Plan Cover Sheet Z17-08 Proposed Site Plan ITEM: 2 Planning Board - July 13, 2017 SCRIPT for Conditional Use Zoning District Application (Z17-08) Request by Lee Law Firm, PLLC, on behalf of the property owner, The Lewis Family Tract, LLC, in order to rezone 85.19 acres located at the 4700 block of Gordon Road from O&I, Office and Institutional District, and B-2, Highway Business District, to (CUD) R-15, Conditional Use Residential District, and for a Special Use Permit in order to develop a high density development. 1. Swear witnesses: Announce that “the Conditional Use District process requires a quasi-judicial hearing; therefore, any person wishing to testify must be sworn in. All persons who signed in to speak or who want to present testimony please step forward to be sworn in. Thank you.” 2. This is a public hearing. We will hear a presentation from staff. Then the applicant and any opponents will each be allowed 15 minutes for their presentation and additional 5 minutes for rebuttal. 3. Conduct Hearing, as follows: a. Staff presentation b. Applicant’ s presentation (up to 15 minutes) c. Opponent’s presentation (up to 15 minutes) d. Applicant’s cross examination/rebuttal (up to 5 minutes) e. Opponent’s cross examination/rebuttal (up to 5 minutes) 4. Close the public hearing 5. Board discussion 6. Ask Applicant whether he/she agrees with staff findings and any condition proposed to be added to the Special Use Permit. 7. At this time, you may ask to either continue the application to a future meeting, or to proceed with this Board deciding whether to recommend approval or denial of the application. What do you wish to do? 8. Vote on rezoning (first vote). The motion should include a statement saying how the change is, or is not, consistent with the land use plan and why it is, or is not, reasonable and in the public interest. Staff Suggested Motion: Motion to recommend denial, as the Board finds that this request for a zoning map amendment of 85.19 acres from the O&I and B-2 districts to a Conditional Use R-15 district, as described is: 1. Not consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would remove the only non-residential zoning in an area that is exclusively zoned for residential purposes. This will not support a mixture of compatible uses as encouraged in the Urban Mixed Use place type and does conform to the recommended development intensity of the place type. 2. Not reasonable and not in the public interest because the proposal would not encourage a mixture of uses that would promote alternative forms of travel and the reduction of the dependency on the automobile. Alternative Motion for Approval/Denial: Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment of 85.19 acres from the O&I and B-2 districts to a Conditional Use R-15 district, as described is: 1. [Consistent/Not Consistent] with the purposes and intent of the 2016 Comprehensive Plan because [Describe elements of controlling land use plans and how the amendment is or is not consistent]. - 1 - 1ITEM: 2 Planning Board - July 13, 2017 2. [Reasonable/Not Reasonable] and in the public interest because [Briefly explain why. Factors may include public health and safety, character of the area and relationship of uses, applicable plans, or balancing benefits and detriments]. 9. Vote on the companion Special Use Permit (second vote). Motion to recommend approval of the permit - All findings are positive. Motion to recommend approval of the permit, subject to conditions specified below: (State Conditions) ___________________________________________________________________________ ___________________________________________________________________________ Motion to recommend denial of the permit because the Board cannot find: a. That the use will not materially endanger the public health or safety if located where proposed for the following reason: ________________________________________________________________________ ________________________________________________________________________ b. That the Use meets all required condition and specifications: ________________________________________________________________________ ________________________________________________________________________ c. That the use will not substantially inure the value of adjoining or abutting property, or that the use is a public necessity: ________________________________________________________________________ ________________________________________________________________________ d. That the location and character of the use if developed according to the plan submitted and approved will be in harmony with the area in which it is located and is in general conformity with the plan of development for New Hanover County: ________________________________________________________________________ ________________________________________________________________________ Example Motion for Approval: Motion to recommend approval, as the Board finds that this application for a Special Use Permit to develop a high density development: 1. Will not materially endanger the public health or safety; 2. Meets all required conditions and specifications of the Zoning Ordinance; 3. Will not substantially injure the value of adjoining or abutting property; and 4. Will be in harmony with the surrounding area, and is in general conformity of the plans of development for New Hanover County. [OPTIONAL] Also, that the following conditions be added to the development: [List Conditions] - 1 - 2ITEM: 2 Planning Board - July 13, 2017 Potential conditions: 1) The proposed private right-of-ways shall be open for public use and placed within a public access easement. 2) Landscaping and/or buffering shall be installed around the multi-family structures to provide a screen from the single-family lots. 3) A 20-foot wide access easement shall be dedicated to the County along Smith Creek in order to allow for the future installation of a multi-use path in accordance with the Wilmington/NHC Greenway Plan. 4) Five feet of right-of-way shall be dedicated to NCDOT along Gordon Road for the purpose of allowing for future roadway improvements. This right-of-way dedication shall be in addition to any right-of-way dedication required as a result of the TIA and driveway permit. Example Motion for Denial: Motion to deny, as the Planning Board cannot find that this proposal: 1. Will not materially endanger the public health or safety; 2. Meets all required conditions and specifications of the Zoning Ordinance; 3. Will not substantially injure the value of adjoining or abutting property; 4. Will be in harmony with the surrounding area, and is in general conformity of the plans of development for New Hanover County. [State the finding(s) that the application does not meet and include reasons to why it is not being met] - 1 - 3ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 1 of 13 STAFF SUMMARY OF Z17-08 CONDITIONAL USE ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z17-08 Request: Conditional Use R-15 Zoning District in order to develop a high density development consisting of 236 single-family lots and 192 apartment units. Applicant: Property Owner(s): Robbie B. Parker & Michael V. Lee with Lee Law Firm, PLLC The Lewis Family Tract, LLC Location: Acreage: 4700 block of Gordon Road 85.19 acres PID(s): Comp Plan Place Type: R04300-008-015-000; R04300-008-014-001; R04300-008-014-000; R04300-008-013-000; and R04300-008-012-000. Urban Mixed Use & Conservation Existing Land Use: Proposed Land Use: Undeveloped High density development Current Zoning: Proposed Zoning: O&I and B-2 (CUD) R-15 SURROUNDING AREA LAND USE ZONING North Single-family residential (Weaver Acres) R-15 East Interstate 40/Single-family residential R-15 - 2 - 1ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 2 of 13 South Single-family residential (Kings Grant)/Religious Institution R-15/R-10 West Single-family residential/Undeveloped R-15 ZONING HISTORY July 7, 1972 Initially zoned R-15 (Area 8B) April 7, 1986 The subject property was rezoned to O&I (front 300 feet) and B-2 (Z-262) 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 Murrayville Station Schools School Total Capacity w/Mobiles +/- Capacity Blair 568 529 39 Eaton 562 466 96 Trask 747 662 85 Laney 2221 1733 488 Recreation Smith Creek Park & Ogden Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The property contains swamp forest wetlands along Smith Creek. These wetlands are subject to the standards of the Conservation Overlay District. Historic No known historic resources Archaeological No known archaeological resources - 2 - 2ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 3 of 13 Proposed Site Plan  The proposed development consists of 236 single-family lots and 192 apartment units for a total of 428 dwelling units. This equates to 5 dwelling units per acre.  The proposed street network will be dedicated as private.  A bufferyard is required along the eastern side of the apartment buildings, and a streetscape is required along Gordon Road.  35% of the property must be dedicated as open space, with 15% of the property being able to be used for active recreation.  A clubhouse and pool will be included within the apartment area. - 2 - 3ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 4 of 13 TRANSPORTATION  Access is provided to the subject property by Gordon Road (SR 2048).  The NC State Transportation Improvement Program includes a project (U-3831) that will widen Gordon Road to multi-lanes. This project will be split into two parts, with some construction expected to begin in 2019, and the majority of the construction expected to begin in 2024.  The NHC/City of Wilmington Greenway Plan recommends that bike lanes be installed along Gordon Road, and that a greenway be installed along Smith Creek and College Road/I-40.  A Traffic Impact Analysis (TIA) was conducted for the proposed development and is currently under review by the MPO and NCDOT. Below is information taken from the analysis. The TIA can be found online at the County’s Development Activity Page: http://planningdevelopment.nhcgov.com/development-activity/ Trip Generation LAND USE INTENSITY AM PEAK PM PEAK Single-Family Home (210) 236 Dwelling Units 177 236 Apartments (220) 192 Dwelling Units 98 123 Total: 275 359  The proposed development will generate 3,534 trips during the course of a 24-hour period. - 2 - 4ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 5 of 13 Level of Service - 2 - 5ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 6 of 13 - 2 - 6ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 7 of 13 Recommended Improvements The TIA recommends the following the improvements be installed to the adjacent roadway network in order to accommodate the proposed development:  Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps o Optimize Signal timing.  Gordon Road and Blount Drive/Site Access o Signalizing the intersection; o Westbound left turn land with 100 feet of storage and appropriate taper; o Eastbound right turn land with 100 feet of storage and appropriate taper; and o Northbound full left turn land along with a through-right lane with 250 feet of storage and appropriate taper. - 2 - 7ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 8 of 13 ENVIRONMENTAL  The southern portion of the property contains Special Flood Hazard Areas along Smith Creek. These flood areas include an AE floodway, AE flood zone (100-year floodplain), and Shaded X flood zone (500-year floodplain). The AE flood zone is located on approximately 7 lots. Structures built within the flood zone must comply with the county’s flood damage prevention ordinance.  The property contains regulated wetlands which have been approved by the US Army Corps of Engineers. Most of the wetlands area located in the southern portion of property along Smith Creek. These wetlands adjacent to Smith Creek are subject to the standards of the county’s Conservation Overlay District.  The property is not located within a Natural Heritage Area.  The subject property is within the Smith Creek (SA;HQW) watershed.  Soils on the property consist of Class II (moderate limitation), Class III (severe limitation) and Class IV (unsuitable) soils, however, this project must install public water and sewer service in accordance with the standards for high density developments and CFPUA. 2016 COMPREHENSIVE LAND USE 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 Urban Mixed Use (portion of property in Conservation) - 2 - 8ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 9 of 13 Place Type Description Promotes development of a mix of residential, office, and retail uses at higher densities. Types of uses encouraged include office, retail, mixed use, small recreation, commercial, institutional, single-family, and multi-family residential. Consistency Analysis The proposed residential rezoning does not provide for the mix of uses and design desired for this place type. Housing not associated with a mixed- use development is recommended to be less than a quarter of all uses in an Urban Mixed Use area. This rezoning would provide all the desired housing component for the entire Urban Mixed Use area off Gordon Rd. and is the only portion of that area currently zoned to allow the other desired uses. In addition, the subdivision design includes block lengths larger than those recommended for this place type. The portion of the property designated Conservation is adjacent to Smith Creek and the required conservation overlay district will limit development in this area. 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: The proposed development will provide sufficient residential density to support existing and future commercial uses nearby. However, the subject property is the only portion of the Urban Mixed Use place type off Gordon Rd., requiring any commercial, office, or mixed use to seek rezoning. 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: Sufficient infrastructure is in place to support the proposed development, and it incorporates street connections to adjoining undeveloped property, as recommended. Goal IV: Use public infrastructure improvements to leverage private investments Desired Outcome: Coordinated efforts of public and private investment to maximize improvements Consistency Analysis: The proposed development includes street connections that will assist with connectivity. They are proposed as private roads with public easements. - 2 - 9ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 10 of 13 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: Five-foot wide sidewalks are proposed on one side of the road, but other transportation infrastructure for urban mixed use areas, including bicycle lanes and wide shoulders, are not included in the proposed development plan. Goal IX: Promote environmentally responsible growth Desired Outcome: Development that accommodates population growth while minimizing negative impacts on natural resources Consistency Analysis: While the proposed development is not mixed use, as recommended by the comprehensive plan, it is clustered, which will minimize impacts on natural resources. However, several residential lots are immediately adjacent to the wetlands that assist in filtering contaminants before they can enter Smith Creek. Goal XIII: Preserve and protect water quality and supply Desired Outcome: Accommodating anticipated growth in a manner that is sustainable to New Hanover County’s water supply and water quality Consistency Analysis: The implementation guidelines for this goal include encouraging the retention of natural vegetative buffers to protect water quality, subdivision design that protects and improves water quality, and low impact development best management practices. Several residential lots in the proposed development are immediately adjacent to the wetlands that assist in filtering contaminants before they can enter Smith Creek. 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 Consistency Analysis: The proposed development does include both single-family and multi- family housing types. 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: The proposed development includes sidewalks, community amenities, and active and passive open space. An easement for the multi-use path along Smith Creek included in the Greenway Master Plan is not included in the application information. - 2 - 10ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 11 of 13 Goal XX: Support health promotion and disease prevention while minimizing debilitating effects of mental and physical disabilities Desired Outcome: A built environment that supports citizens with mental and physical disabilities through the location of services, integration of land uses, and sensitivity to the disabled population Consistency Analysis: One of the implementation guidelines for this goal includes designing sidewalks, pedestrian amenities, and residential common areas to be inclusive of persons with limited mobility. Access to the community pool and active and passive common areas may be limited for individuals with mobility issues due to gaps in sidewalks connecting to these areas. Staff Consistency Recommendation The proposed residential development is not consistent with the 2016 Comprehensive Land Use Plan because it is moving the County’s development pattern away from the direction outlined in the Future Land Use Map. It proposes a residential development on the only portion of the Urban Mixed Use place type off Gordon Rd. that is not already zoned for residential, and design features do not conform with the recommendations for this place type. COMMUNITY MEETING NOTES  A community meeting was held on Thursday, June 8, 2017 in accordance with the requirements for such an application.  The applicant has provided a summary of the meeting within the application.  No modifications were made to the site plan as a result of the community meeting. STAFF RECOMMENDATION Staff recommends denial of the Conditional Use Zoning District. Staff concludes that the request is not consistent with the requirements of the Zoning Ordinance and the 2016 Comprehensive Plan, finding that the application is: 1. Not consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would remove the only non-residential zoning in an area that is exclusively zoned for residential purposes. This will not support a mixture of compatible uses as encouraged in the Urban Mixed Use place type and does conform to the recommended development intensity of the place type. 2. Not reasonable and not in the public interest because the proposal would not encourage a mixture of uses that would promote alternative forms of travel and the reduction of the dependency on the automobile. - 2 - 11ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 12 of 13 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. 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 Gordon Road, an arterial street. D. A Traffic Impact Analysis has been completed and must be review and approved by the MPO and NCDOT, and any improvements to the roadway network required as part of that approval must be installed in accordance with NCDOT’s standards. E. The subject site will have minimal impact to any known conservation resources located on the site. 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-15 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 Urban Mixed Use in the 2016 Comprehensive Plan. B. The surrounding land uses predominately include residential uses. 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. - 2 - 12ITEM: 2 Planning Board - July 13, 2017 Z17-08 Staff Summary Page 13 of 13 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 Urban Mixed Use, which promotes a mixture of office, retail, recreation, commercial, institutional, and single and multi-family housing. B. The property’s current zoning districts would allow for non-residential uses including office, retail, and commercial uses, and also provides an opportunity for mixed use development through the special use permit process. C. The proposed rezoning would remove the only non-residential zoning from the area which already is exclusively zoned for residential purposes. It would not encourage a mixture of uses that would promote alternative forms of travel and the reduction of the dependency on the automobile. Staff Suggestion: Evidence in the record at this time does not support a finding that the use is general conformity with the plan of development for New Hanover County. Potential Conditions Should the Planning Board wish to recommend approval of the application, staff has identified potential items that may be appropriate to attach as conditions. 1) The proposed private right-of-ways shall be open for public use and placed within a public access easement. 2) Landscaping and/or buffering shall be installed around the multi-family structures to provide a screen from the single-family lots. 3) A 20-foot wide access easement shall be dedicated to the County along Smith Creek in order to allow for the future installation of a multi-use path in accordance with the Wilmington/NHC Greenway Plan. 4) Five feet of right-of-way shall be dedicated to NCDOT along Gordon Road for the purpose of allowing for future roadway improvements. This right-of-way dedication shall be in addition to any right-of-way dedication required as a result of the TIA and driveway permit. - 2 - 13ITEM: 2 Planning Board - July 13, 2017 ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! !! ! ! ! ! ! ! ! !! ! !!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 102 116 121 117 116 112 117 113 120121 4621 1302 1314 5037 4606 4610 4614 4742 4746 4628 4608 5001 4933 4738 13141318 1326 1332 4601 4705 4701 4734 1326 1317 1333 1313 47264722 4721 4729 4632 4647 4653 4709 4730 5013 1334 4641 1305 4922 1322 4930 1310 1342 1306 1310 1341 1345 5009 1305 5017 1325 1321 1380 4714 4718 4645 4702 1401 1402 46464630 4640 GORDON RD I-40 E I-40 W WHITE RD HARRIS RD PATSY LN LORD BYRON RD SHAW DR KINGS DR AVANT DR NORTHBROOK DR BLOUNT DR SPRIN G V ALLEY R D KENNINGSTON ST ROGERS DR GOVERNORS RD N O L A N D D R SPRINGDALE DR PRIVATE BRIERCREST DR BAY BLOSSOM DR FITZGERALD DR E A R L D R COLLEGE RD N GORDON WOODS RD BRIERWOOD RD MIDDLESEX RD WINTER MOSS LN TUPELO DR LAKE EMERALD DR E SHEPPARD RD S A P L I N G C I R ASHETON RD ELLIOTT DR B L A C K B E R R Y R D ELDER DR B RIA R CLIFF CIR B I R N A M L N RYE LN WGREG DR BUDDY RD LORD ELKINS RD KAREN LN CALDER CT S T O N E S E D G E L P X I N G I-40 E LORD BYRON DR W J A M E S P L I-40 E I-40 W 1,000 Feet ®HNC Z17-08 R-15B-2AR R-10 CUD I-1 O&I CUD B-1 I-1 B-1 GORDON RD I-40 W I-40 E HARRIS RD KINGS DR LORD BYRON RD SHAW DR KINGS GRANT RD BRAMTON RD NOLAND DR NORTHBROOK DR BROOKFIELD DR SPRINGDALE DR PRIVATE SIDNEY DR SHEPPARD RD KAREN LN Z1 7-08 Parcels within 500 Feet of Case Site C a s e :C o n d i t i o n a l U s eDistrict R e q u e s t : Z 1 7 -0 8 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 4 7 0 0 b l o c kGordon R d B -2 | O &I /U n d e v e l o p e d (C U D ) R -1 5 /H i g h D e n s i t y D e v e l o p m e n t C a s e S it e N e i g h b o r i n g Pa r c e l s(w i t h i n 5 0 0 f e e t ) NUMBER STREET TYPE NUMBER STREET TYPE NUMBER STREET TYPE1302AVONCT1380COLLEGERD4730GORDONRD1305AVONCT1401COLLEGERD4733GORDONRD1306AVONCT1402COLLEGERD4734GORDONRD1309AVONCT4601GORDONRD4738GORDONRD1310AVONCT4606GORDONRD4742GORDONRD1313AVONCT4608GORDONRD4746GORDONRD1314AVONCT4610GORDONRD117HARGROVEDR1317AVONCT4614GORDONRD1322KINGS GRANT RD1321AVONCT4618GORDONRD1326KINGS GRANT RD1325AVONCT4621GORDONRD1330KINGS GRANT RD1329AVONCT4628GORDONRD1334KINGS GRANT RD1333AVONCT4630GORDONRD1338KINGS GRANT RD1337AVONCT4632GORDONRD1342KINGS GRANT RD1341AVONCT4640GORDONRD5001LORD BYRON DR1345AVONCT4641GORDONRD5005LORD BYRON DR102BLOUNTDR4643GORDONRD5009LORD BYRON DR106BLOUNTDR4645GORDONRD5013LORD BYRON DR113BLOUNTDR4646GORDONRD5017LORD BYRON DR116BLOUNTDR4647GORDONRD5037LORD BYRON DR117BLOUNTDR4653GORDONRD112ROGERSDR120BLOUNTDR4701GORDONRD113ROGERSDR121BLOUNTDR4702GORDONRD116ROGERSDR1305CARLYLELN4705GORDONRD117ROGERSDR1306CARLYLELN4706GORDONRD120ROGERSDR1309CARLYLELN4709GORDONRD121ROGERSDR1310CARLYLELN4713GORDONRD4922RYELN1313CARLYLELN4714GORDONRD4926RYELN1314CARLYLELN4718GORDONRD4927RYELN1317CARLYLELN4721GORDONRD4930RYELN1318CARLYLELN4722GORDONRD4933RYELN1326CARLYLELN4726GORDONRD4934RYELN1332CARLYLELN4729GORDONRD - 3 - 1 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 R-15 B-2 AR R-10 CUD I-1 O&I B-1 CUD B-1 GORDON RD I-40 E I-40 W WHITE RD HARRIS RD PATSY LN LORD BYRON RD SHAW DR KINGS DR AVANT DR NORTHBROOK DR BLOUNT DR SPRIN G V ALLEY R D KENNINGSTON ST ROGERS DR GOVERNORS RD N O L A N D D R SPRINGDALE DR PRIVATE BRIERCREST DR BAY BLOSSOM DR FITZGERALD DR HARGROVE DR E A R L D R C O L L E G E R D N GORDON WOODS RD BRIERWOOD RD MIDDLESEX RD WINTER MOSS LN TUPELO DR LAKE EMERALD DR E AVON CT KINGS GRANT RD SHEPPARD RD S A P L I N G C I R ASHETON RD ELLIOTT DR B L A C K B E R R Y R D ELDER DR B RIA R CLIFF CIR GREG DR BUDDY RD LORD ELKINS RD KAREN LN C A R L Y L E L N S T O N E S E D G E L P X I N G I-40 E J A M E S P L I-40 E COLLEGE RD N I-40 W 1,000 Feet ®HNC Z17-08 Zoning Districts S HO D A-IAR B-1 B-2 EDZDI-1 I-2 O&I PDR-10 R-15 R-20 R-20S R-7 RA RFMU SC I n c o r p o r a t e d A r e a s Indicates Conditional Use District (CUD)Indicates Conditional Zoning District (CZD)Se e Se ctio n 55 .1 o f the Z oning OrdinanceCOD C a s e :C o n d i t i o n a l U s eDistrict R e q u e s t : Z 1 7 -0 8 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 4 7 0 0 b l o c kGordon R d B -2 | O &I /U n d e v e l o p e d (C U D ) R -1 5 /H i g h D e n s i t y D e v e l o p m e n t Sewer Collect or Water Distribution Main - 4 - 1 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 GEN ERA L R ESID ENT IAL URBAN MIXED USE CON SERVATIO N EM PLOYMENT CEN TER GORDON RD I-40 E I-40 W WHITE RD HARRIS RD PATSY LN LORD BYRON RD SHAW DR KINGS DR AVANT DR NORTHBROOK DR BLOUNT DR SPRIN G V ALLEY R D KENNINGSTON ST ROGERS DR GOVERNORS RD N O L A N D D R SPRINGDALE DR PRIVATE BRIERCREST DR BAY BLOSSOM DR FITZGERALD DR HARGROVE DR E A R L D R COLLEGE RD N GORDON WOODS RD BRIERWOOD RD MIDDLESEX RD WINTER MOSS LN TUPELO DR LAKE EMERALD DR E AVON CT KINGS GRANT RD SHEPPARD RD S A P L I N G C I R ASHETON RD ELLIOTT DR B L A C K B E R R Y R D ELDER DR B RIA R CLIFF CIR B I R N A M L N GREG DR BUDDY RD LORD ELKINS RD KAREN LN C A R L Y L E L N S T O N E S E D G E L P X I N G I-40 E J A M E S P L I-40 E COLLEGE RD N I-40 W 1,000 Feet ®HNC Z17-08 Pla ce Types Commerce Zone Employment Center General Residential Urban Mixed Use Comm unity Mixed Use Rural Residential Conser vation C a s e :C o n d i t i o n a l U s eDistrict R e q u e s t : Z 1 7 -0 8 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 4 7 0 0 b l o c kGordon R d B -2 | O &I /U n d e v e l o p e d (C U D ) R -1 5 /H i g h D e n s i t y D e v e l o p m e n t - 5 - 1 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 APPLICANT MATERIALS - 6 - 1ITEM: 2 Planning Board - July 13, 2017 - 6 - 2ITEM: 2 Planning Board - July 13, 2017 - 7 - 1ITEM: 2 Planning Board - July 13, 2017 - 7 - 2ITEM: 2 Planning Board - July 13, 2017 - 7 - 3ITEM: 2 Planning Board - July 13, 2017 - 7 - 4ITEM: 2 Planning Board - July 13, 2017 - 7 - 5ITEM: 2 Planning Board - July 13, 2017 - 7 - 6ITEM: 2 Planning Board - July 13, 2017 - 7 - 7ITEM: 2 Planning Board - July 13, 2017 - 7 - 8ITEM: 2 Planning Board - July 13, 2017 - 7 - 9ITEM: 2 Planning Board - July 13, 2017 - 7 - 10ITEM: 2 Planning Board - July 13, 2017 - 7 - 11ITEM: 2 Planning Board - July 13, 2017 - 7 - 12ITEM: 2 Planning Board - July 13, 2017 - 7 - 13ITEM: 2 Planning Board - July 13, 2017 - 7 - 14ITEM: 2 Planning Board - July 13, 2017 - 7 - 15ITEM: 2 Planning Board - July 13, 2017 - 7 - 16ITEM: 2 Planning Board - July 13, 2017 - 7 - 17ITEM: 2 Planning Board - July 13, 2017 - 7 - 18ITEM: 2 Planning Board - July 13, 2017 - 7 - 19ITEM: 2 Planning Board - July 13, 2017 Project Number: 170224 Date: June 14, 2017 Prepared for Adam Sosne The Landing at Lewis Creek Estates New Hanover County, NC - 8 - 1ITEM: 2 Planning Board - July 13, 2017 - 8 - 2 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 1 The Landing at Lewis Creek Estates – Transportation Impact Analysis Prepared for Adam Sosne New Hanover County, NC June 14, 2017 Table of Contents 1.0 Introduction ............................................................................................................. 2 Figure 1 – Site Plan ..................................................................................................... 3 Figure 2A – Site Location Map .................................................................................... 4 Figure 2B – Vicinity Map .............................................................................................. 5 2.0 Existing Conditions ................................................................................................ 6 2.1 Inventory ................................................................................................................ 6 2.2 Existing Traffic Volumes ........................................................................................ 6 Figure 3 – Existing Lane Geometry ............................................................................. 7 Figure 4 – 2017 Existing Traffic Volumes .................................................................... 8 3.0 Approved Developments and Committed Improvements ................................... 9 3.1 Approved Developments ........................................................................................ 9 3.2 Committed Improvements ...................................................................................... 9 4.0 Methodology ........................................................................................................... 9 4.1 Base Assumptions and Standards ......................................................................... 9 4.2 Trip Generation ...................................................................................................... 9 4.3 Trip Distribution .................................................................................................... 10 4.4 Future No Build Traffic ......................................................................................... 10 4.5 Total Traffic .......................................................................................................... 10 Figure 5 – Primary Trip Distribution ........................................................................... 11 Figure 6 – 2021 Future No Build Volumes ................................................................. 12 Figure 7 – Primary Site Trips ..................................................................................... 13 Figure 8 – 2021 Future Build Volumes ...................................................................... 14 5.0 Capacity Analysis ................................................................................................. 15 5.1 Level of Service Evaluation Criteria ..................................................................... 15 5.2 Level of Service Results ...................................................................................... 16 5.3 Level of Service Summary ................................................................................... 17 Figure 9 – Recommended Improvements .................................................................. 20 6.0 Signal Warrant Analysis ...................................................................................... 21 7.0 Summary and Conclusion ................................................................................... 22 Appendix ...................................................................................................................... 23 Level of Service Analysis ....................................................................................... 24 Trip Generation ...................................................................................................... 28 Traffic Volume Data ............................................................................................... 29 Supporting Documentation ..................................................................................... 30 - 8 - 3ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 2 The Landing at Lewis Creek Estates – Transportation Impact Analysis Prepared for Adam Sosne New Hanover County, NC June 14, 2017 1.0 Introduction The proposed Landing at Lewis Creek Estates Subdivision is to be located south of Gordon Road and east of I-40 in New Hanover County, North Carolina. The development is planned to consist of 236 single family homes and 192 apartments. The development will utilize one (1) access point on Gordon Road. Figure 1 presents the preliminary site plan. Figures 2A and 2B show the site location map and vicinity map, respectively. DAVENPORT was retained to determine the potential traffic impacts of this development and to identify transportation improvements that may be required to accommodate the impacts of both background traffic and new development traffic. The following intersections were included in the study:  Gordon Road and NC 132 (N. College Road)/I -40 Eastbound Ramps  Gordon Road and I -40 Westbound Ramps  G ordon Road and Blount Drive/Site Access The above-mentioned intersection s were analyzed for the following scenarios: • 2017 Existing Conditions • 2021 Future No Build Conditions • 2021 Future Build-Out Conditions • 2021 Future Build-Out with Improvements (as necessary) The build-out analysis year for this project was assumed to be 2021. The AM (7 am – 9 am) and PM (4 pm – 6 pm) weekday peaks were studied. The North Carolina Department of Transportation (NCDOT), WMPO, and County were contacted to obtain background information and to ascertain the elements to be covered in this Transportation Impact Analysis (TIA). Information regarding the property was provided by Adam Sosne and GSP Consulting, PL LC. - 8 - 4ITEM: 2 Planning Board - July 13, 2017 FIGURE 1 SITE PLAN - 8 - 5ITEM: 2 Planning Board - July 13, 2017 FIGURE 2A SITE LOCATION MAP SITE INDICATOR - 8 - 6ITEM: 2 Planning Board - July 13, 2017 FIGURE 2B VICINITY MAP STUDY INTERSECTIONS BACKGROUND PROPOSED SITE - 8 - 7ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 6 2.0 Existing Conditions 2.1 Inventory A field investigation was conducted by DAVENPORT staff to determine the existing roadway conditions in the study area. Table 2.1 presents a summary of this review. Figure 3 illustrates the existing lane geometry. Table 2.1 - Street Inventory Facility Name Route # Typical Cross Section Pavement Width Speed Limit Maintained By Gordon Road SR 2048 Varies between 2-lane undivided with TWLTL, 4-lane divided, and 2-lane undivided Approx. 24’-66’ 45 MPH NCDOT N. College Road NC 132 Varies between 4-lane undivided, and 3-lane dividided Approx. 54’-60’ 45 MPH NCDOT Blount Drive SR 2135 2-lane undivided Approx. 20’ Not Posted NCDOT 2.2 Existing Traffic Volumes Existing traffic volumes for this project were collected by DAVENPORT staff. Table 2.2 below contains the dates these counts were conducted. Schools were in session at the time of traffic counts. Figure 4 shows existing AM and PM peak hour volumes for 2017. The full reports for these volumes can be found in the appendix. Table 2.2 - Traffic Volume Data Count Location: Date Taken: By: Gordon Road and NC 132 (N. College Road)/ I-40 Eastbound Ramps 5/23/2017 DAVENPORT Gordon Road and I-40 Westbound Ramps 5/18/2017 DAVENPORT Gordon Road and Blount Drive 5/18/2017 DAVENPORT - 8 - 8ITEM: 2 Planning Board - July 13, 2017 ** * N O T T O S C A L E * * * PROJECTNUMBER170224THELANDINGATLEWISCREEKESTATES N SIGNALIZED INTERSECTION UNSIGNALIZED INTERSECTION TRAFFICMOVEMENT BLACK= EXISTING GREY= UNANALYZED BLUE= PROPOSEDROADWAYLEGEND Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , i s in t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . Re u s e o f , o r i m p r o p e r r e l i a n c e o n , t h i s d o c u m e n t b y o t h e r s w i t h o u t w r i t t e n au t h o r i z a t i o n a n d a d a p t a t i o n b y D A V E N P O R T s h a l l b e w i t h o u t l i a b i l i t y t o DA V E N P O R T a n d s h a l l b e a v i o l a t i o n o f t h e a g r e e m e n t b e t w e e n D A V E N P O R T an d t h e c l i e n t . FIGURE3EXISTING LANE GEOMETRYGordonRoad 1, 1 0 0 ' 23 , 0 0 0 A A D T NC 132 (N. College Road) BlountDrive NC 132 (N. College Road) I- 4 0 E B Of f R a m p I-40 5, 6 0 0 A A D T 17 5 ' 75' 250' 22 5 ' FU L L 250' 175' 15 0 ' ME R G E L A N E SPEED LIMIT 45 SP E E D LI M I T 45 SP E E D LI M I T 45 SP E E D LI M I T 45 SP E E D LI M I T 55 SP E E D LI M I T 70 87 0 ' 25 0 ' - 8 - 9 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 *** NOT TO SCALE *** PROJECT NUMBER 170224 THELANDINGATLEWISCREEK ESTATES N SIGNALIZED INTERSECTION UNSIGNALIZED INTERSECTION TRAFFIC MOVEMENT BLACK = EXISTING GREY = UNANALYZED BLUE = PROPOSED ROADWAY LEGEND Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is intendedonlyforthespecificpurposeandclientforwhichitwasprepared. Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT andtheclient. FIGURE 4 2017 EXISTING TRAFFIC VOLUMES 36 / 53 80 / 2 3 Gordon Road NC 1 3 2 (N . C o l l e g e R o a d ) Bl o u n t Dr i v e NC 1 3 2 (N . C o l l e g e R o a d ) I- 4 0 I-40 EB Off Ramp 143 / 313 35 / 19 17 4 / 8 6 20 6 / 1 7 1 479 / 310 366 / 159 302 / 152 42 6 / 4 0 1 56 / 5 7 57 0 / 5 7 2 87 / 126 14 / 3 3 736 / 805 1 / 0 14 0 / 3 6 3 240 / 284 1024 / 698 4 / 5 876 / 979 0 / 2 1285 / 848 0 / 0 2 / 6 - 8 - 10ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 9 3.0 Approved Developments and Committed Improvements 3.1 Approved Developments Approved developments are developments that have been recently approved in the area, but not yet constructed. Per NCDOT staff, there is one (1) approved development in the vicinity of this project. This is the Gordon Road Buy and Go development. This development consists of a fu eling station with 12 vehicle fueling positions and a 24,800 square foot boat storage center. Site Trips for this approved development were applied based on the TIA for this development. More information can be found in the appendix. 3.2 Committed Improvements Committed Improvements are improvements that are planned by NCDOT, a local municipality, or a developer in the area, but not yet constructed. Per NCDOT staff, there is one (1) committed improvement in the vicinity of this project. The above mentioned approved development will construct a westbound right turn lane with approximately 500 feet of storage at the Gordon Road and I-40 Westbound Ramps intersection. This improvement was incorporated into all future scenarios. More information can be found in t he appendix. 4.0 Methodology 4.1 Base Assumptions and Standards In general, the analysis for this project was conducted utilizing commonly accepted NCDOT standards. The following table contains a summary of the base assumptions: Table 4.1 - Assumptions Peak Hour Factor 0.90 Background Traffic Annual Growth Rate 0.5% per year for all roadways Base Signal Timing/Phasing Provided by NCDOT Analysis Software Synchro/SimTraffic Version 9.0 Lane widths 12-feet Truck percentages 2% 4.2 Trip Generation The proposed development will consist of 236 single family homes and 192 apartment dwelling units. The development will utilize one (1) access point on Gordon Road. The projected trip generation potential of the current land use was computed using TripGen 2013 software, based on the 9th Edition of ITE Trip Generation Manual. Tables 4.2 contains the results. - 8 - 11ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 10 Table 4.2 - ITE Trip Generation The Landing at Lewis Creek Estates Average Weekday Driveway Volumes 24 Hour AM Peak Hour PM Peak Hour Two- Way Land Use ITE Land Code Size Type/ Method Volume Enter Exit Enter Exit Single Family Home 210 236 Dwelling Units Adjacent/ Rate 2,247 44 133 149 87 Apartments 220 192 Dwelling Units Adjacent/ Rate 1,287 20 78 80 43 Total Site Trips 3,534 64 211 229 130 4.3 Trip Distribution Site trips for this proposed development were distributed based on the existing traffic patterns and engineering judgment. The directional distributions for the primary site trips are as follows: • 25% to and from the east on Gordon Road • 25% to and from the north on NC 132 (N. College Road) • 20% to and from the west on Gordon Road • 20% to and from the east on I -40 • 10% to and from the west on I-40 The site trip distribution is shown in Figure 5. 4.4 Future No Build Traffic The 2021 future no build traffic volumes were computed by applying a 0.5% compounded annual growth rate to the 2017 existing traffic volumes and adding all approved development trips. Figure 6 shows the 2021 future no build traffic volumes for AM and PM peaks. 4.5 Total Traffic The 2021 build-out traffic volumes were obtained by summing 2021 future no build volumes and site trips due to the proposed project. Site trips are shown in Figure 7. The resulting build volume totals for AM and PM peaks are shown in Figure 8. More information can be found in the Traffic Volume Data section of the appendix - 8 - 12ITEM: 2 Planning Board - July 13, 2017 *** NOT TO SCALE *** PROJECT NUMBER 170224 THELANDINGATLEWISCREEK ESTATES N SIGNALIZED INTERSECTION UNSIGNALIZED INTERSECTION TRAFFIC MOVEMENT BLACK = EXISTING GREY = UNANALYZED BLUE = PROPOSED ROADWAY LEGEND Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is intendedonlyforthespecificpurposeandclientforwhichitwasprepared. Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT andtheclient. FIGURE 5SITE TRIP DISTRIBUTION DESTINATION NODE% Si t e Ac c e s s Gordon Road NC 1 3 2 (N . C o l l e g e R o a d ) Bl o u n t Dr i v e NC 1 3 2 (N . C o l l e g e R o a d ) I-40 EB Off Ramp I- 4 0 25% 25%20% 20% 10% 10 % I N 20 % I N 25% IN 25 % O U T 75 % O U T 10% OUT 65% OUT 55% IN20% IN 25 % I N 25% OUT 20% OUT 20% OUT 75% IN - 8 - 13ITEM: 2 Planning Board - July 13, 2017 *** NOT TO SCALE *** PROJECT NUMBER 170224 THELANDINGATLEWISCREEK ESTATES N SIGNALIZED INTERSECTION UNSIGNALIZED INTERSECTION TRAFFIC MOVEMENT BLACK = EXISTING GREY = UNANALYZED BLUE = PROPOSED ROADWAY LEGEND Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is intendedonlyforthespecificpurposeandclientforwhichitwasprepared. Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT andtheclient. FIGURE 6 2021 FUTURE NO BUILD VOLUMES 37 / 54 82 / 2 3 Gordon Road NC 1 3 2 (N . C o l l e g e R o a d ) Bl o u n t Dr i v e NC 1 3 2 (N . C o l l e g e R o a d ) I- 4 0 I-40 EB Off Ramp 153 / 328 36 / 19 17 8 / 8 8 21 7 / 1 8 3 510 / 342 387 / 179 322 / 172 44 2 / 4 1 8 57 / 5 8 58 1 / 5 8 4 89 / 129 14 / 3 4 780 / 856 1 / 0 15 0 / 3 7 9 259 / 307 1101 / 780 4 / 5 901 / 1007 0 / 2 1355 / 916 0 / 0 2 / 6 - 8 - 14ITEM: 2 Planning Board - July 13, 2017 *** NOT TO SCALE *** PROJECT NUMBER 170224 THELANDINGATLEWISCREEK ESTATES N SIGNALIZED INTERSECTION UNSIGNALIZED INTERSECTION TRAFFIC MOVEMENT BLACK = EXISTING GREY = UNANALYZED BLUE = PROPOSED ROADWAY LEGEND Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is intendedonlyforthespecificpurposeandclientforwhichitwasprepared. Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT andtheclient. FIGURE 7 SITE TRIPS 0 / 0 0 / 0 Gordon Road NC 1 3 2 (N . C o l l e g e R o a d ) Bl o u n t Dr i v e NC 1 3 2 (N . C o l l e g e R o a d ) I- 4 0 I-40 EB Off Ramp 13 / 46 0 / 0 0 / 0 6 / 2 3 42 / 26 42 / 26 53 / 33 16 / 5 7 0 / 0 0 / 0 0 / 0 0 / 0 35 / 126 0 / 0 13 / 4 6 21 / 13 137 / 85 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 0 / 0 Si t e Ac c e s s 48 / 172 16 / 57 0 / 0 15 8 / 9 8 0 / 0 53 / 3 3 - 8 - 15ITEM: 2 Planning Board - July 13, 2017 *** NOT TO SCALE *** PROJECT NUMBER 170224 THELANDINGATLEWISCREEK ESTATES N SIGNALIZED INTERSECTION UNSIGNALIZED INTERSECTION TRAFFIC MOVEMENT BLACK = EXISTING GREY = UNANALYZED BLUE = PROPOSED ROADWAY LEGEND Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is intendedonlyforthespecificpurposeandclientforwhichitwasprepared. Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT andtheclient. FIGURE 8 2021 FUTURE BUILD VOLUMES 37 / 54 82 / 2 3 Gordon Road NC 1 3 2 (N . C o l l e g e R o a d ) Bl o u n t Dr i v e NC 1 3 2 (N . C o l l e g e R o a d ) I- 4 0 I-40 EB Off Ramp 166 / 374 36 / 19 17 8 / 8 8 22 4 / 2 0 6 552 / 368 430 / 205 375 / 205 45 8 / 4 7 5 57 / 5 8 58 1 / 5 8 4 89 / 129 14 / 3 4 815 / 982 1 / 0 16 3 / 4 2 5 280 / 320 1238 / 865 4 / 5 901 / 1007 0 / 2 1355 / 916 0 / 0 2 / 6 Si t e Ac c e s s 48 / 172 16 / 57 0 / 0 15 8 / 9 8 0 / 0 53 / 3 3 - 8 - 16ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 15 5.0 Capacity Analysis 5.1 Level of Service Evaluation Criteria The Transportation Research Board’s Highway Capacity Manual (HCM) utilizes a term “level of service” to measure how traffic operates in intersections and on roadway segments. There are currently six levels of service ranging from A to F. Level of service “A” represents the best conditions and Level of Service “F” represents the worst. Synchro Traffic Modeling software was used to determine the level of service for studied intersections. Note for unsignalized intersection analysis, the level of service noted is for the worst approach of the intersection. This is typically the left turn movement for the side street approach, due to the number of opposing movements. All worksheet reports from the analyses can be found in the Appendix. Table 5.1 – Highway Capacity Manual Levels of Service and Control Delay Criteria Signalized Intersection Unsignalized Intersection Level of Service Control Delay Per vehicle (sec) Level of Service Delay Range (sec) A  10 A  10 B  10 and  20 B  10 and  15 C  20 and  35 C  15 and  25 D  35 and  55 D  25 and  35 E  55 and  80 E  35 and  50 F  80 F  50 - 8 - 17ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 16 5.2 Level of Service Results The results of the study are discussed by intersection below: Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps This signalized intersection currently operates at LOS C in the AM and PM peaks. In 2021 future no build conditions, it is expected to remain unchanged. In 2021 future build conditions, it is expected to operate at LOS C in the AM peak and LOS D in the PM peak. It is recommended to optimize signal timing. With improvements in place, this intersection is expected to operate at LOS C in the AM and PM peaks. Gordon Road and I-40 Westbound Ramps This unsignalized intersection currently operates at LOS C in the AM peak and LOS D in the PM peak. In 2021 future no build conditions, it is expected to operate at LOS C in the AM peak and LOS E in the PM peak. In 2021 future build conditions, it is expected to operate at LOS C in the AM peak and LOS F in the PM peak. The LOS F condition is typical for stop-controlled approaches onto major streets like Gordon Road, and the delay is expected to be short-lived. No improvements are recommended. Gordon Road and Blount Drive/Site Access This unsignalized intersection currently operates at LOS F in the AM peak and LOS E in the PM peak. In 2021 future no build conditions, it is expected to remain unchanged. In 2021 future build conditions, it is expected to operate at LOS F in the AM and PM peaks. A signal warrant analysis was performed for the intersection of Gordon Road and Blount Drive/Site Access which recommended signalizing this intersection. See section 6.0 for additional information. The following improvements are recommended:  Signalize the intersection  Provide a westbound left turn lane with 100 feet of storage and appropriate taper  Provide an eastbound right turn lane with 100 feet of storage and appropriate taper  Provide a northbound full left turn lane along with a through-right lane with 250 feet of storage and appropriate taper  Design site access according to NCDOT standards With these improvements in place, LOS D is expected in the AM peak and LOS C in the PM peak. - 8 - 18ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 17 5.3 Level of Service Summary Tables 5.2 – 5.4 present the summary of the level of service analysis. Table 5.2 - Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps Scenario Overall LOS Level of Service by Approach (Delay in sec/veh) Eastbound Westbound Northbound Southbound AM Peak Hour 2017 Existing C (25.4) L T R L T R L T R L T R C (34.0) D (41.5) D (41.5) C (27.4) C (21.3) A (9.8) B (16.3) C (33.2) B (16.0) D (37.1) C (27.6) C (27.6) D (40.3) B (18.1) C (22.6) C (31.5) 2021 Future No Build C (27.1) L T R L T R L T R L T R C (34.2) D (42.2) D (42.2) C (31.2) C (22.1) B (10.6) B (16.7) C (33.5) B (16.5) D (43.3) C (28.1) C (28.1) D (40.9) B (19.7) C (22.9) C (34.3) 2021 Future Build C (31.3) L T R L T R L T R L T R C (33.7) D (41.7) D (41.7) D (43.9) C (23.1) B (11.4) B (17.9) C (34.3) B (17.4) E (55.5) C (31.7) C (31.7) D (40.5) C (24.1) C (23.7) D (41.6) 2021 Future Build with Improvements C (30.6) L T R L T R L T R L T R C (32.1) D (41.3) D (41.3) E (70.2) C (24.4) A (9.8) B (16.0) D (35.4) B (19.1) D (37.1) C (25.8) C (25.8) C (39.8) C (31.1) C (24.6) C (30.5) PM Peak Hour 2017 Existing C (27.7) L T R L T R L T R L T R C (26.9) C (35.0) C (35.0) B (16.2) B (13.9) A (6.1) B (19.9) D (36.8) C (22.9) D (44.3) C (30.6) C (30.6) C (33.9) B (10.6) C (26.9) D (35.9) 2021 Future No Build C (29.0) L T R L T R L T R L T R C (27.3) D (36.8) D (36.8) B (17.0) B (14.2) A (6.4) B (20.0) D (37.0) C (23.0) D (50.7) C (31.3) C (31.3) D (35.5) B (11.0) C (27.0) D (38.9) 2021 Future Build D (35.3) L T R L T R L T R L T R C (27.4) D (41.3) D (41.3) C (20.5) B (14.5) A (6.6) B (20.0) D (37.1) C (23.7) E (79.6) C (31.4) C (31.4) D (39.6) B (12.3) C (27.1) D (51.9) 2021 Future Build with Improvements C (28.8) L T R L T R L T R L T R C (26.0) D (49.2) D (49.2) D (40.9) B (16.5) A (6.9) B (15.2) C (31.6) C (23.0) D (39.2) C (23.6) C (23.6) D (46.4) B (18.4) C (24.8) C (30.2) - 8 - 19ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 18 Table 5.3 - Gordon Road and I-40 WB Ramps Scenario LOS of Worse Approach Level of Service by Approach (Delay in sec/veh) Eastbound Westbound Northbound Southbound AM Peak Hour 2017 Existing C (17.9) NB Approach L T R L T R L T R L T R B (14.3) A (0.0) A (0.0) A (0.0) F (61.5) F (61.5) B (13.2) A (1.5) A (0.0) C (17.9) 2021 Future No Build C (19.1) NB Approach L T R L T R L T R L T R B (12.7) A (0.0) A (0.0) A (0.0) F (70.6) F (70.6) B (13.9) A (1.3) A (0.0) C (19.1) 2021 Future Build C (21.0) NB Approach L T R L T R L T R L T R C (14.1) A (0.0) A (0.0) A (0.0) F (90.4) F (90.4) B (14.1) A (1.4) A (0.0) C (21.0) PM Peak Hour 2017 Existing D (32.3) NB Approach L T R L T R L T R L T R B (12.3) A (0.0) A (0.0) A (0.0) F (90.2) F (90.2) D (26.4) A (1.7) A (0.0) D (32.3) 2021 Future No Build E (39.5) NB Approach L T R L T R L T R L T R B (10.7) A (0.0) A (0.0) A (0.0) F (112.4) F (112.4) D (32.2) A (1.4) A (0.0) E (39.5) 2021 Future Build F (76.3) NB Approach L T R L T R L T R L T R B (11.3) A (0.0) A (0.0) A (0.0) F (196.5) F (196.5) F (65.5) A (1.3) A (0.0) F (76.3) - 8 - 20ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 19 Table 5.4 - Gordon Road and Blount Drive/Site Access Scenario LOS of Worse Approach Level of Service by Approach (Delay in sec/veh) Eastbound Westbound Northbound Southbound AM Peak Hour 2017 Existing F (93.9) SB Approach L T R L T R L T R L T R B (12.7) A (0.0) A (0.0) A (0.0) F (93.9) F (93.9) A (0.1) A (0.0) F (93.9) 2021 Future No Build F (109.1) SB Approach L T R L T R L T R L T R B (13.2) A (0.0) A (0.0) A (0.0) F (109.1) F (109.1) A (0.1) A (0.0) F (109.1) 2021 Future Build F (6731.3) NB Approach L T R L T R L T R L T R B (13.2) A (0.0) A (0.0) B (10.6) A (0.0) A (0.0) F (6731.3) F (6731.3) F (6731.3) F (475.5) F (475.5) F (475.5) A (0.1) A (0.1) F (6731.3) F (475.5) 2021 Future Build with Improvements D (48.5) L T R L T R L T R L T R D (50.6) D (50.6) A (5.4) E (70.9) C (34.1) C (34.1) F (163.5) E (67.3) E (67.3) E (60.3) E (60.3) E (60.3) D (48.3) C (34.6) F (138.2) E (60.3) PM Peak Hour 2017 Existing E (38.7) SB Approach L T R L T R L T R L T R B (10.0) A (0.0) A (0.0) A (0.0) E (38.7) E (38.7) A (0.1) A (0.0) E (38.7) 2021 Future No Build E (44.6) SB Approach L T R L T R L T R L T R B (10.3) A (0.0) A (0.0) A (0.0) E (44.6) E (44.6) A (0.1) A (0.0) E (44.6) 2021 Future Build F (3304.7) NB Approach L T R L T R L T R L T R B (10.3) A (0.0) A (0.0) B (12.7) A (0.0) A (0.0) F (3304.7) F (3304.7) F (3304.7) F (251.9) F (251.9) F (251.9) A (0.0) A (0.7) F (3304.7) F (251.9) 2021 Future Build with Improvements C (29.6) L T R L T R L T R L T R D (47.0) D (47.0) A (9.4) D (44.0) B (11.4) B (11.4) D (43.9) C (34.9) C (34.9) C (33.2) C (33.2) C (33.2) D (41.6) B (13.3) D (41.4) C (33.2) - 8 - 21ITEM: 2 Planning Board - July 13, 2017 ** * N O T T O S C A L E * * * PROJECTNUMBER170224THELANDINGATLEWISCREEKESTATES N SIGNALIZED INTERSECTION UNSIGNALIZED INTERSECTION TRAFFICMOVEMENTROADWAYLEGEND Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , i s in t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . Re u s e o f , o r i m p r o p e r r e l i a n c e o n , t h i s d o c u m e n t b y o t h e r s w i t h o u t w r i t t e n au t h o r i z a t i o n a n d a d a p t a t i o n b y D A V E N P O R T s h a l l b e w i t h o u t l i a b i l i t y t o DA V E N P O R T a n d s h a l l b e a v i o l a t i o n o f t h e a g r e e m e n t b e t w e e n D A V E N P O R T an d t h e c l i e n t . FIGURE9RECOMMENDED IMPROVEMENTSGordonRoad NC 132 (N. College Road) BlountDrive NC 132 (N. College Road) I- 4 0 E B Of f R a m p I-40 17 5 ' 75' 250' 22 5 ' FU L L 250' 175' 15 0 ' ME R G E L A N E SPEED LIMIT 45 SP E E D LI M I T 45 SP E E D LI M I T 45 SP E E D LI M I T 45 SP E E D LI M I T 55 SP E E D LI M I T 70 50 0 ' BLACK= EXISTING GREY= UNANALYZED GREEN= COMMITTED BLUE= PROPOSED SiteAccess Op t i m i z e S i g n a l 100'100'FULL250'Design site access according to NCDOT standards - 8 - 2 2 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 21 6.0 Signal Warrant Analysis A signal warrant analysis was conducted for the intersection of Gordon Road and Blount Drive/Site Access. The analysis was conducted using PC-Warrants software. The Federal Highway Administration on Uniform Traffic Control Devices (MUTCD 2009 Edition), has established nine criteria that can be used to justify the installation of a Traffic Signal, which are the following:  Warrant 1, Eight-Hour Vehicular Volume  Warrant 2, Four-Hour Vehicular Volume  Warrant 3, Peak Hour  Warrant 4, Pedestrian Volume  Warrant 5, School Crossing  Warrant 6, Coordinated Signal system  Warrant 7, Crash Experience  Warrant 8, Roadway Network  Warrant 9, Intersection Near a Grade Crossing For the purpose of this analysis, warrants 1-3 were evaluated, which are related to traffic volumes. Based on the results, this intersection satisfies all three (3) warrants for signalization; eight-hour volume, four-hour volume, and peak hour volume warrants. Based on MUTCD criteria, signalization may be considered when one or more of these criteria is satisfied. It should be noted that these warrants are satisfied even with a reduction of 50% of minor street right turn volumes, and with a reduction of 100% of minor street right turn volumes. Additional information can be found in the appendix. - 8 - 23ITEM: 2 Planning Board - July 13, 2017 06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 22 7.0 Summary and Conclusion The proposed The Landing at Lewis Creek Estates Subdivision is to be located south of Gordon Road and east of I-40 in New Hanover County, North Carolina. The development is planned to consist of 236 single family homes and 192 apartments. The development will utilize one (1) access point on Gordon Road. The trip generation indicates that the proposed development is expected to generate a net total of 3,534 trips per day with 275 trips in the AM peak and 359 trips in the PM peak. DAVENPORT was retained to determine the potential traffic impacts of this development and to identify transportation improvements that may be required to accommodate the impacts of both background traffic and new development traffic. It is recommended to optimize signal timing at the intersection of Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps. A signal warrant analysis was performed for the intersection of Gordon Road and Blount Drive/Site Access. Based on projected volumes, this intersection is projected to satisfy three (3) criteria for signalization, which are the eight-hour volume warrant, four-hour volume warrant, and peak hour warrant. These criteria are met, even with the exclusion of 100% of minor street right turn traffic. MUTCD criteria state that signalization may be considered when one or more of these criteria is met. Based on these results and the capacity analysis, we recommend signalizing this intersection. Also, it is recommended to provide a westbound left turn lane with 100 feet of storage and appropriate taper, an eastbound right turn lane with 100 feet of storage and appropriate taper, and to provide a northbound full left turn lane along with a through-right lane with 250 feet of storage and appropriate taper. These recommendations are summarized in Figure 9. In conclusion, this study has reviewed the impacts of both background traffic and proposed development traffic, and has provided recommendations to accommodate future traffic. Please note the proposed site access should be designed according to NCDOT standards. - 8 - 24ITEM: 2 Planning Board - July 13, 2017 PROPOSED SITE PLAN - 9 - 1ITEM: 2 Planning Board - July 13, 2017 - 9 - 2ITEM: 2 Planning Board - July 13, 2017 VICINITY MAP INDEX OF SHEETS PRELIMINARY PLAN THE LANDING AT LEWIS CREEK ESTATES PREPARED BY: DEVELOPER/OWNER WILMINGTON, NORTH CAROLINA MAY 2017 LEGEND FOR SITE DATA TABLE McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 PHONE: (910) 799-3006 - 1 0 - 1 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GENERAL NOTES C-1 1-800-632-4949 CONTACT "CAROLINA ONE CALL" AT POLICE - FIRE - RESCUEEMERGENCY DIAL 911 NOTICE REQUIRED - 1 0 - 2 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina C-2.1 GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 - 1 0 - 3 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina C-2.2 GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 - 1 0 - 4 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina C-2.3 GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 - 1 0 - 5 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina C-2.4 GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 - 1 0 - 6 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina C-2.5 GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 - 1 0 - 7 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 C-3.1 - 1 0 - 8 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 C-3.2 - 1 0 - 9 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 C-3.3 - 1 0 - 1 0 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 C-3.4 - 1 0 - 1 1 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS CREEK ESTATES McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina C-3.5 GRAPHIC SCALE 1 inch = 50 ft. 50 02550100 - 1 0 - 1 2 IT E M : 2 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: July 13, 2017 REGULAR ITEM: DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner CONTACT(S): Brad Schuler; Ben Andrea, Current Planning & Zoning Supervisor SUBJECT: Public Hearing Rezoning Request (Z17-09) – Request by Coastal Land Design, PLLC, on behalf of the property owner, Corbett Package Company, in order to rezone 129.3 acres located at the 100 block of Brentwood Drive from I-2, Heavy Industrial, to (CUD) R-15, Conditional Use Residential District, and for a Special Use Permit in order to develop a community boating facility. BRIEF SUMMARY: Coastal Land Design, PLLC, on behalf of the property owner, Corbett Package Company, is requesting to rezone 129.3 acres of land located at the 100 block of Brentwood Drive from I-2 to (CUD) R-15 in order to develop a community boating facility. The property is adjacent the NE Cape Fear River and mostly undeveloped land that is zoned for industrial purposes. The proposed development will consist of a boat dock containing 98 boat slips which is connected to a 7.45 acre island of uplands. The island will contain an open air pavilion containing bathrooms, group picnic areas, canoe launches, and bike/walking trails. Access to the island will be provided by a 10-foot-wide boardwalk which spans approximately 1,400 feet east to a proposed 98 lot single family subdivision (Sea Breeze). The proposed subdivision is located within land already zoned R-15, and therefore, it is not included within this rezoning application. The community boating facility is a private, non-profit facility with no commercial activities being permitted. Each boat slip will be reserved for the home owners within the proposed subdivision. Of the 129.3 acres included within the application, 121.85 acres will be preserved in conservation space. As the community boating facility is a private facility with no commercial activities being permitted, it is not expected to generate any additional trips outside of those generated by the proposed subdivision. Therefore, a Traffic Impact Analysis was not required to be completed for this application. The 2016 Comprehensive Land Use Plan classifies the subject property as Conservation. The proposed community boating facility is consistent with the goals of the 2016 Comprehensive Plan because it provides low-impact recreation in an environmentally sensitive area. Please note: Conditional Use Zoning Districts shall be considered for approval or denial as a two-part process. The proposed Conditional Use District rezoning is considered first, then the companion Special Use Permit proposal. STRATEGIC PLAN ALIGNMENT: ITEM: 3 Planning Board - July 13, 2017 Intelligent Growth and Economic Development • Enhance and add recreational, cultural and enrichment amenities • Implement plans for land use, economic development, infrastructure and environmental programs • Understand and act on citizen needs RECOMMENDED MOTION AND REQUESTED ACTIONS: CONDITIONAL USE ZONING DISTRICT Staff recommends approval of the Conditional Use Zoning District and suggests the following motion: Motion to recommend approval, as the Board finds that this request for a zoning map amendment of 129.3 acres from the I-2 district to a Conditional Use R-15 district, as described is: 1.Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would provide low-impact recreation in an environmentally sensitive area. 2.Reasonable and in the public interest because the proposal will preserve over 100 acres of an environmentally sensitive area in its natural state. SPECIAL USE PERMIT Example Motion for Approval: Motion to recommend approval, as the Board finds that this application for a Special Use Permit to develop a high density development: 1.Will not materially endanger the public health or safety; 2.Meets all required conditions and specifications of the Zoning Ordinance; 3.Will not substantially injure the value of adjoining or abutting property; and 4.Will be in harmony with the surrounding area, and is in general conformity of the plans of development for New Hanover County. [OPTIONAL] Also, that the following conditions be added to the development: [List Conditions] Staff suggested condition: 1.The proposed development must be constructed in accordance with the preliminary flood insurance rate maps. Example Motion for Denial: Motion to deny, as the Planning Board cannot find that this proposal: 1.Will not materially endanger the public health or safety; 2.Meets all required conditions and specifications of the Zoning Ordinance; 3.Will not substantially injure the value of adjoining or abutting property; 4.Will be in harmony with the surrounding area, and is in general conformity of the plans of development for New Hanover County. [State the finding(s) that the application does not meet and include reasons to why it is not being met] ATTACHMENTS: Z17-09 Script for PB ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary PB Z17-09 Neighboring Properties Map Z17-09 Zoning Map Z17-09 Future Land Use Map Applicant Materials Cover Sheet Z17-09 Application Proposed Site Plan Cover Sheet Z17-09 Proposed Site Plan ITEM: 3 Planning Board - July 13, 2017 SCRIPT for Conditional Use Zoning District Application (Z17-09) Request by Coastal Land Design, PLLC, on behalf of the property owner, Corbett Package Company, in order to rezone 129.3 acres located at the 100 block of Brentwood Drive from I-2, Heavy Industrial, to (CUD) R-15, Conditional Use Residential District, and for a Special Use Permit in order to develop a community boating facility. 1. Swear witnesses: Announce that “the Conditional Use District process requires a quasi-judicial hearing; therefore, any person wishing to testify must be sworn in. All persons who signed in to speak or who want to present testimony please step forward to be sworn in. Thank you.” 2. This is a public hearing. We will hear a presentation from staff. Then the applicant and any opponents will each be allowed 15 minutes for their presentation and additional 5 minutes for rebuttal. 3. Conduct Hearing, as follows: a. Staff presentation b. Applicant’ s presentation (up to 15 minutes) c. Opponent’s presentation (up to 15 minutes) d. Applicant’s cross examination/rebuttal (up to 5 minutes) e. Opponent’s cross examination/rebuttal (up to 5 minutes) 4. Close the public hearing 5. Board discussion 6. Ask Applicant whether he/she agrees with staff findings and any condition proposed to be added to the Special Use Permit. 7. At this time, you may ask to either continue the application to a future meeting, or to proceed with this Board deciding whether to recommend approval or denial of the application. What do you wish to do? 8. Vote on rezoning (first vote). The motion should include a statement saying how the change is, or is not, consistent with the land use plan and why it is, or is not, reasonable and in the public interest. Staff Suggested Motion: Motion to recommend approval, as the Board finds that this request for a zoning map amendment of 129.3 acres from the I-2 district to a Conditional Use R-15 district, as described is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would provide low-impact recreation in an environmentally sensitive area. 2. Reasonable and in the public interest because the proposal will preserve over 100 acres of an environmentally sensitive area in its natural state. Alternative Motion for Approval/Denial: Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment of 129.3 acres from the I-2 district to a Conditional Use R-15 district, as described is: 1. [Consistent/Not Consistent] with the purposes and intent of the 2016 Comprehensive Plan because [Describe elements of controlling land use plans and how the amendment is or is not consistent]. - 1 - 1ITEM: 3 Planning Board - July 13, 2017 2. [Reasonable/Not Reasonable] and in the public interest because [Briefly explain why. Factors may include public health and safety, character of the area and relationship of uses, applicable plans, or balancing benefits and detriments]. 9. Vote on the companion Special Use Permit (second vote). Motion to recommend approval of the permit - All findings are positive. Motion to recommend approval of the permit, subject to conditions specified below: (State Conditions) ___________________________________________________________________________ ___________________________________________________________________________ Motion to recommend denial of the permit because the Board cannot find: a. That the use will not materially endanger the public health or safety if located where proposed for the following reason: ________________________________________________________________________ ________________________________________________________________________ b. That the Use meets all required condition and specifications: ________________________________________________________________________ ________________________________________________________________________ c. That the use will not substantially inure the value of adjoining or abutting property, or that the use is a public necessity: ________________________________________________________________________ ________________________________________________________________________ d. That the location and character of the use if developed according to the plan submitted and approved will be in harmony with the area in which it is located and is in general conformity with the plan of development for New Hanover County: ________________________________________________________________________ ________________________________________________________________________ Example Motion for Approval: Motion to recommend approval, as the Board finds that this application for a Special Use Permit to develop a high density development: 1. Will not materially endanger the public health or safety; 2. Meets all required conditions and specifications of the Zoning Ordinance; 3. Will not substantially injure the value of adjoining or abutting property; and 4. Will be in harmony with the surrounding area, and is in general conformity of the plans of development for New Hanover County. [OPTIONAL] Also, that the following conditions be added to the development: [List Conditions] - 1 - 2ITEM: 3 Planning Board - July 13, 2017 Potential condition: 1. The proposed development must be constructed in accordance with the preliminary flood insurance rate maps. Example Motion for Denial: Motion to deny, as the Planning Board cannot find that this proposal: 1. Will not materially endanger the public health or safety; 2. Meets all required conditions and specifications of the Zoning Ordinance; 3. Will not substantially injure the value of adjoining or abutting property; 4. Will be in harmony with the surrounding area, and is in general conformity of the plans of development for New Hanover County. [State the finding(s) that the application does not meet and include reasons to why it is not being met] - 1 - 3ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary Page 1 of 8 STAFF SUMMARY OF Z17-09 CONDITIONAL USE ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z17-09 Request: Conditional Use R-15 Zoning District in order to develop a community boating facility consisting of 98 boat slips. Applicant: Property Owner(s): Frank Braxton of Coastal Land Design Corbett Package Company Location: Acreage: 100 block of Brentwood Drive 129.3 acres PID(s): Comp Plan Place Type: R04100-001-002-000 Conservation Existing Land Use: Proposed Land Use: Undeveloped Community Boating Facility Current Zoning: Proposed Zoning: I-2 (CUD) R-15 SURROUNDING AREA LAND USE ZONING North Undeveloped I-2 East Undeveloped R-15 South Undeveloped I-2, IND (City) West NE Cape Fear River/Manufacturing I-2 - 2 - 1ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary Page 2 of 8 ZONING HISTORY July 1, 1972 Initially zoned I-2 (Area 9A) COMMUNITY SERVICES Water/Sewer The development plans to utilize CFPUA water and a private septic system. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Wrightsboro Station Schools Wrightboro Elementary, Eaton Elementary, Holly Shelter Middle, and New Hanover High Schools Recreation Optimist Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The vast majority of the property contains brackish marsh which is subject to the standards of the Conservation Overlay District. Historic The marsh areas of the property were once used for rice production. Archaeological No known archaeological resources - 2 - 2ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary Page 3 of 8 PROPOSED SITE PLAN  The proposed development consists of a 6-foot-wide, 261-foot-long boat dock containing 98 boat slips. The dock is connected to a 7.45-acre island of uplands (Corbett Island).  The island will contain an open air pavilion containing bathrooms, group picnic areas, canoe launches, and bike/walking trails.  Access to the island will be provided by a 10-foot-wide boardwalk which spans approximately 1,400 feet east to a proposed 98 lot single family subdivision (Sea Breeze). The proposed subdivision is located within land already zoned R-15, and therefore, it is not included within this rezoning application. The subdivision will be reviewed by the TRC in July.  The community boating facility is a private, non-profit facility with no commercial activities being permitted. Each boat slip will be reserved for the home owners within the proposed subdivision.  Of the 129.3 acres included within the application, 121.85 acres will be preserved in conservation space.  The proposed community boating facility and boardwalk must obtain applicable permits from the NC Division of Coastal Management and the US Army Corps of Engineers. Plan illustrating the community boating facility, Corbett Island (7.45 acres), the conservation space (121.85 acres), and the proposed 98 lot subdivision. - 2 - 3ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary Page 4 of 8 Above: Map highlighting the property included within the rezoning application (Tract A) Below: Plan illustrating the proposed development on Corbett Island. - 2 - 4ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary Page 5 of 8 TRANSPORTATION  Access is provided to the subject property through a proposed subdivision that connects to Brentwood Drive (SR 1313).  As the community boating facility is a private facility with no commercial activities being permitted, it is not expected to generate any additional trips outside of those generated by the proposed subdivision. Therefore, a Traffic Impact Analysis was not required to be completed for this application.  The traffic count at the 1600 block of Castle Hayne Road (between Brentwood Drive and Division Drive) was 12,876 in 2015. ENVIRONMENTAL  The entire property is located within a Special Flood Hazard Area. The vast majority of the property is within a AE flood zone (100-year floodplain), and a portion of the island is located within a Shaded X flood zone (500-year floodplain). The proposed preliminary flood study will remove the Shaded X zone and place the entire property in an AE zone.  The property contains regulated wetlands which will be preserved in conservation space.  The property is located within a Natural Heritage Area, specifically the Northeast Cape Fear River Floodplain. This Natural Heritage Area is classified as exceptional, meaning it may contain at minimum 10 rare plant and animal species. Potential impact to any endangered species will be reviewed during the CAMA Major permitting process for the facility.  The subject property is split between the Smith Creek (SA;HQW) and Ness Creek (C;Sw) watersheds.  Soils on the property consist of Class IV (unsuitable) soils. 2016 COMPREHENSIVE LAND USE 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. - 2 - 5ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary Page 6 of 8 Future Land Use Map Place Type Conservation Place Type Description Covers areas of natural open space and is intended to protect the natural environment, water quality, and wildlife habitats that serve the public through environmental education, low-impact recreation, and in their natural beauty. Protection may also extend to important cultural or archaeological resources and to areas where environmental hazards are known to exist. Increased density would be discouraged, and low impact development methods would be required. Such requirements place limits on development to ensure the protection of resources. Consistency Analysis The proposed community boating facility is consistent with the Conservation place type because it is low-impact recreation. Relevant Goals of the Comprehensive Plan Goal VI: Conserve and enhance our unique sense of place to attract individuals, companies, and organizations Desired Outcome: Enhance our reputation as a desirable community to live and operate business based on New Hanover County’s rich history, natural environment, and unique features Consistency Analysis: While the emphasis of this goal is on public spaces, it does allow for private access to water resources. The proposed use will satisfy the riparian access needs of private property owners and is a shared boating facility instead of individual boating docks, as recommended for this place type. Goal X: Conserve environmentally critical areas Desired Outcome: Utilize environmentally critical areas for outdoor recreation, healthy watersheds, and maintenance of critical habitats Consistency Analysis: Development of this environmentally sensitive area will be limited to a community boating facility, non-paved trails, and picnic areas. 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: The proposed facility includes non-paved trails that can encourage walking to this community amenity. - 2 - 6ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary Page 7 of 8 Staff Consistency Recommendation The proposed community boating facility is consistent with the goals of the 2016 Comprehensive Plan because it provides low-impact recreation in an environmentally sensitive area. COMMUNITY MEETING NOTES  A community meeting was held on Tuesday, June 6, 2017 in accordance with the requirements for such an application.  The applicant has provided a summary of the meeting within the application.  No modifications were made to the site plan as a result of the community meeting. 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, finding that the application is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would provide low-impact recreation in an environmentally sensitive area. 2. Reasonable and in the public interest because the proposal will preserve over 100 acres of an environmentally sensitive area in its natural state. 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. 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 CFPUA and Health Department’s standards. B. The subject property is located in the New Hanover County North Fire Service District, and the community boating facility, and its access, must comply with Fire Services’ standards. C. The community boating facility will not be used for commercial purposes. D. All structures must comply with the county’s Flood Damage Prevention Ordinance. E. 121.85 acres of the property’s 129.3 acres will be preserved in conservation space. F. The community boating facility must be reviewed and obtain applicable permits from the NC Division of Coastal Management and the US Army Corps of Engineers. - 2 - 7ITEM: 3 Planning Board - July 13, 2017 Z17-09 Staff Summary Page 8 of 8 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. Community boating facilities are allowed by Special Use Permit in the R-15 zoning district. B. The site design complies with the standards of Section 72-37 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 surrounding land uses predominately include undeveloped land and industrial uses. B. 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 community boating facility as Conservation, and the proposal aligns with the intent of the Conservation land use classification because it provides for low-impact recreation. Additionally, the proposal supports other policies of the 2016 Comprehensive Plan, including preserving environmentally critical areas and protecting water quality. 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 proposed development must be constructed in accordance with the preliminary flood insurance rate maps. - 2 - 8ITEM: 3 Planning Board - July 13, 2017 ! ! ! ! ! 231 225 216 1505 2005 2 3 R D S T N CASTLE HAYNE RD US HW Y 4 2 1 N BLUE CLAY RD VICTORIA DR DIV I SION D R ARLINGTON DR YORKTOWN DR HALL DR A I R P O R T B L V GLENDALE DR JAMAICA DR MARTIN LUTHER KING JR PKY BERMUDA DR G O R D O N R D BRENTWOOD DR CARL SEITTER DR RAQUETTE LAKE DR PILGRIM CIR HERITAGE PARK DR SPRING RD K R A U S S E L N HEWLETT DR P R I V A T E PRIVATE FOREST LN C O N T I N E N TA L D R PRIVATE DIVISION D R PRIVATE 1,750 Feet ®HNC Z17-09 I-2 R-20 R-15 CITY A-I B-2B-1 AR US H W Y 42 1 N CASTLE HAYNE RD VICTORIA DR ARLINGTON DR PRIVATE BRENTWOOD DR Z17 -09 Parcels within 500 Feet of Case Site C a s e :C o n d i t i o n a l U s eDistrict R e q u e s t : Z 1 7 -0 9 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 1 0 0 b l o c kBrentwood D r I -2 /U n d e v e l o p e d (C U D ) R -1 5 /C o m m u n it y B o a t i n g F a c i l i t y C a s e S it e N e i g h b o r i n g Pa r c e l s(w i t h i n 5 0 0 f e e t ) NUMBER STREET TYPE DIR216VICTORIADR 225 V ICTORIA DR 231 V ICTORIA DR 1505 CASTLE HAYN E RD 2005 6TH ST N - 3 - 1 IT E M : 3 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 I-2 R-15 A-I CITY R-20 AR B-2 B-1 CZD O&I CZD B-1 O&I 2 3 R D S T N CASTLE HAYNE RD US HW Y 4 2 1 N BLUE CLAY RD VICTORIA DR DIV I SION D R ARLINGTON DR YORKTOWN DR HALL DR A I R P O R T B L V GLENDALE DR JAMAICA DR MARTIN LUTHER KING JR PKY BERMUDA DR G O R D O N R D BRENTWOOD DR CARL SEITTER DR RAQUETTE LAKE DR PILGRIM CIR HERITAGE PARK DR SPRING RD 6TH ST N K R A U S S E L N HEWLETT DR P R I V A T E PRIVATE C O N T I N E N TA L D R PRIVATE DIVISION D R PRIVATE 1,750 Feet ®HNC Z17-09 Zoning Districts SH O D A-IAR B-1 B-2 EDZDI-1 I-2 O&I PDR-10 R-15 R-20 R-20S R-7 RA RFMU SC In c o r p or a t e d A r ea s Indicates Con dition al Use District (CUD)Indicates Conditional Zo nin g District (CZD)See Section 55.1 of the Zo ning OrdinanceCOD C a s e :C o n d i t i o n a l U s eDistrict R e q u e s t : Z 1 7 -0 9 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 1 0 0 b l o c kBrentwood D r I -2 /U n d e v e l o p e d (C U D ) R -1 5 /C o m m u n it y B o a t i n g F a c i l i t y - 4 - 1 IT E M : 3 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 CO NSERVATION COM MERCE ZON E GE NER AL RES IDEN TIA L EM PLOYME NT CEN TER URBAN MIXED USE CO MM UNIT Y M IXED US E 2 3 R D S T N CASTLE HAYNE RD US HW Y 4 2 1 N BLUE CLAY RD VICTORIA DR DIV I SION D R ARLINGTON DR HALL DR A I R P O R T B L V GLENDALE DR JAMAICA DR MARTIN LUTHER KING JR PKY BERMUDA DR G O R D O N R D BRENTWOOD DR CARL SEITTER DR RAQUETTE LAKE DR PILGRIM CIR HANOVER LAKES DR HERITAGE PARK DR 6TH ST N HEWLETT DR P R I V A T E PRIVATE C O N T I N E N TA L D R PRIVATE DIVISION D R PRIVATE 1,750 Feet ®HNC Z17-09 Pla ce Types Commerce Zone Employment Center General Residential Urban Mixed Use Comm unity Mixed Use Rural Residential Conser vation C a s e :C o n d i t i o n a l U s eDistrict R e q u e s t : Z 1 7 -0 9 E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s : 1 0 0 b l o c kBrentwood D r I -2 /U n d e v e l o p e d (C U D ) R -1 5 /C o m m u n it y B o a t i n g F a c i l i t y - 5 - 1 IT E M : 3 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 APPLICANT MATERIALS - 6 - 1ITEM: 3 Planning Board - July 13, 2017 - 6 - 2ITEM: 3 Planning Board - July 13, 2017 - 7 - 1ITEM: 3 Planning Board - July 13, 2017 - 7 - 2ITEM: 3 Planning Board - July 13, 2017 - 7 - 3ITEM: 3 Planning Board - July 13, 2017 - 7 - 4ITEM: 3 Planning Board - July 13, 2017 - 7 - 5ITEM: 3 Planning Board - July 13, 2017 - 7 - 6ITEM: 3 Planning Board - July 13, 2017 - 7 - 7ITEM: 3 Planning Board - July 13, 2017 - 7 - 8ITEM: 3 Planning Board - July 13, 2017 - 7 - 9ITEM: 3 Planning Board - July 13, 2017 - 7 - 10ITEM: 3 Planning Board - July 13, 2017 - 7 - 11ITEM: 3 Planning Board - July 13, 2017 - 7 - 12ITEM: 3 Planning Board - July 13, 2017 - 7 - 13ITEM: 3 Planning Board - July 13, 2017 - 7 - 14ITEM: 3 Planning Board - July 13, 2017 - 7 - 15ITEM: 3 Planning Board - July 13, 2017 - 7 - 16ITEM: 3 Planning Board - July 13, 2017 - 7 - 17ITEM: 3 Planning Board - July 13, 2017 - 7 - 18ITEM: 3 Planning Board - July 13, 2017 - 7 - 19ITEM: 3 Planning Board - July 13, 2017 Corbett Island Rezoning Request Community Boating Facility Sec 72-37 (1) It can be demonstrated that the project will have minimal impacts on water quality, primary nursery areas, shellfish grounds, and conservation resources. The proposed Community Boating Facility is located on a 7.45-acre island (Corbett Island) and adjacent to the Northeast Cape Fear River. This section of the River is classified Primary Nursery Area with prohibitive shellfish harvesting. Corbett Island is part of the Private Recreation/Open Space associated with the proposed River Breeze Subdivision. The Island is separated from the mainland by marsh/wetlands and will require approximately 1,600 linear feet of connecting boardwalk. The boardwalk will limit the island’s access to pedestrian, bike and golf cart/ATV. The boardwalk will be elevated as required by CAMA and USCOE regulations to allow navigational passage and prevent plant shading. The Community Boating Facility will be a series of floating docks connected to driven piers with individual boat lifts. The Facility will be connected to the Island by a fixed boardwalk and a modulating ramp. The Island’s recreational development will be limited and consist of picnic areas, trails, and a small pavilion. The proposed pavilion will contain bathrooms and a covered group shelter. The impervious surfaces will be limited to the roof structures and access paths for golf carts/ATV’s. The proposed Community Boating Facility and Island development will require a Major CAMA Permit which includes numerous environmental reviews related to impacts on the riverine system as well as upland recreational development. (2) Off-street parking will be provided at a ratio of one space per boat slip. The Community Boating Facility and the Corbett Island are proposed as part of the required Recreational Open Space of the River Breeze Performance Residential Subdivision. The individual boat slips will be allocated (by easement and/or deed) to each residential lot at the ratio of one slip per lot. As indicated, the island and boat dock are accessible only by pedestrian, bike and golf cart/ATV. Each homeowner will be responsible for any golf cart/ATV parking on their property. (3) The number of boat slips may not exceed the number of residential lots or dwelling unit within the associated development. The Community Boating Facility will be owned by the Homeowners Association with a single boat slip allocated, by easement or deed, to each individual lot. A total of 98 Lots are proposed for the River Breeze Subdivision. (4) The right to the use of the facility must be conferred by an easement appurtenant to the residential project it is intended to serve. The Community Boating Facility is a part of the properties to be conveyed to the Proposed Homeowners Association for the proposed River Breeze Subdivision. Each lot owner will have equal membership in the Homeowners Association and access to all properties/facilities conveyed to the Association. - 7 - 20ITEM: 3 Planning Board - July 13, 2017 (5) Commercial activities, including but not limited to the sale of gasoline, oil, marine supplies and food stuffs, shall be strictly prohibited. The Community Boating Facility is a private facility that is owned and operated for the sole use and enjoyment of the River Breeze Property Owners. 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The TRC approved the preliminary site plans for the Canby Oaks (formerly Myrtle Oaks) and Landing at Lewis Creek Estates subdivisions, and a gate proposal for Point South Apartments @ Beau Rivage. The TRC also approved a private road request for the Whiskey-Navajo subdivision, but denied a request to install gates for the subdivision. The detailed report is attached for your information. STRATEGIC PLAN ALIGNMENT: Intelligent Growth and Economic Development • Implement plans for land use, economic development, infrastructure and environmental programs • Understand and act on citizen needs RECOMMENDED MOTION AND REQUESTED ACTIONS: Hear report. No action required. ATTACHMENTS: June 2017 TRC Report Package ITEM: 4 Planning Board - July 13, 2017 Page 1 of 3 TECHNICAL REVIEW COMMITTEE REPORT JUNE, 2017 The New Hanover County Technical Review Committee (TRC) met twice during the month of June and reviewed two (2) preliminary site plans and two (2) private road gate requests. 1) Canby Oaks (Performance Plan) Canby Oaks is located in the south central portion of New Hanover County (1000 block Grissom Road) and is classified as General Residential on the County’s adopted 2016 Future Land Use Classification Plan. Access to the project is from Grissom Road (State maintained). The developer for the project requested preliminary site plan approval for 17 residential lots. Canby Oaks Site Plan Data  Zoning District: R-15 Residential  Water Service: Public (CFPUA)  Sewer Service: Public (CFPUA)  Lots: 17  Acreage: 7.07  TIA Required: No  Road Designation: Private  Conservation Resources: None  School Districts: Codington, Bellamy & CRECC Elementary Myrtle Grove Middle Ashley High (all schools are over-capacity) In a vote of 5-0, the TRC approved Canby Oaks for 17 lots with the following conditions: 1) No gates, traffic calming devices or on-street parking unless reviewed by TRC. 2) Creation of a road stub (southern portion project) to enhance road inter-connectivity. 3) Creation of a fire hydrant near the entrance to the project. 4) NCDOT Driveway permit prior to final plat approval. 2) Landing at Lewis Creek Estates (High Density Plan) Landing at Lewis Creek Estates is located near the central portion of New Hanover County (4600 block Gordon Road) and is classified as Urban Mixed Use on the County’s adopted 2016 Future Land Classification Plan. Access to the project is from Gordon Road (State maintained). Landing at Lewis Creek Estates Site Plan Data  Zoning District: B-2 Highway Business O&I Office & Institution  Water Service: Public (CFPUA)  Sewer Service: Public (CFPUA)  Lots/Units: 428 (236 single-family, 192 apartments)  Acreage: 85.19  TIA Required: Yes  Road Designation: Private - 1 - 1ITEM: 4 Planning Board - July 13, 2017 Page 2 of 3  Conservation Resources: Yes (WSF- Swamp Forest) In a vote of 5-0, the TRC approved Landing at Lewis Creek Estates for all 428 units pending a zoning map amendment to justify the density. Conditions attached to the plan included: 1. No gates, traffic calming devices, or on-street parking unless reviewed by TRC. 2. Updated site plan addressing all applicable TRC comments. Potential Conditions (May be recommended during zoning map amendment process) 1) The proposed private road right-of-ways be open for public use 2) Landscaping and/or buffering be established around the multi-family units to provide screening from the single family lots 3) A 20’ access easement be dedicated to the County along Smith Creek to allow future construction of a multi-use path in accordance with the adopted Greenway Plan 4) Five (5) feet of right-of-way be dedicated to NCDOT along Gordon Road for purpose of allowing future roadway improvements. These improvements are separate from the TIA recommendations and NCDOT Driveway Permit. 3) Point South Apartments @ Beau Rivage (Gate Proposal) Point South Apartments is located in the central portion of New Hanover County within the Beau Rivage Community off Sanders Road. The project was originally known as Willow Glen Apartments approved by TRC in March, 2006 for approximately 312 units. The entire road network within Beau Rivage is “private” with several entry and exit points from Carolina Beach Road, Sanders Road, and River Road. Primary access for the apartment campus is thru Sanders Road. On behalf of Point South Apartments, the petitioner requested an exit and entry gate approximately 385’ from the intersection of Willows Glen Drive and Riverwoods Drive (see site map). According to the petitioner, the purpose of the gate proposal was due to increase in crime and conduction of illegal activities near the area. In a vote of 3-2, the TRC approved the entry and exit gate system based on the existing private nature of Beau Rivage and the existence of other gates nearby within the community. The system will be required to meet County Fire Service specifications. 4) Whiskey-Navajo (Re-Designation of Public to Private Roads with Gates) Whiskey-Navajo is located near the central portion of New Hanover County between South College Road (east side) and Navaho Trail. The 170-unit project was preliminarily approved by TRC in October, 2016 with public streets. Road inter-connectivity was met with connections to Mohican Trail (public) and Navaho Trail (public). A future connection to South College was envisioned along with road connections to Fox Run Farms subdivision to the north. According to the petitioner, the basis for the re-designation was to incorporate a better streetscape design with a narrow road and to save time and financial issues meeting NCDOT technical specifications. Since preliminary site plan approval of the Whiskey-Navajo project, the developer requested that the public road network be re-designated to private along with the installation of gates at the western end of the project, southern connection at Mohican Trail, and eastern connection at Navaho Trail (see site map). - 1 - 2ITEM: 4 Planning Board - July 13, 2017 Page 3 of 3 In two (2) separate votes, the TRC approved the road re-designation from “public” to “private” 4- 1 based on the interpretation of the County’s Subdivision Ordinance regarding public streets and the definition of a collector road. In a vote of 3-2, the TRC denied the installation of gates in accordance with Section 41-1 (7)(f) of the County’s Subdivision Ordinance – the installation of gates would not have provided or promoted an inter-connected street system for the orderly and safe development of the residential project and nearby neighborhoods or enhance access by ensuring continued and connected transportation routes. The developer plans to appeal TRC’s decision on the gate proposal. - 1 - 3ITEM: 4 Planning Board - July 13, 2017 21 9 S t a t i o n R o a d S u i t e 1 0 1 | W i l m i n g t o n , N C 2 8 4 0 5 | t : 9 1 0 . 2 5 6 . 9 2 7 7 | l i c e n s e # : C - 0 8 3 2 | w w . w i t h e r s r a v e n e l . c o m Revisions W: \ 1 6 \ 1 6 - 0 6 0 0 \ 1 6 0 6 0 0 - G r i s s o m R d S u b d i v i s i o n \ C A D \ C o n s t D r a w i n g s \ _ A r c h i v e \ P r e l i m i n a r y P l a t . d w g - W e d n e s d a y , M a y 3 1 , 2 0 1 7 1 1 : 1 0 : 5 5 AM - W H I T E , A L E X Sheet No. Designer Drawn By Date Job No. Wi t h e r s R a v e n e l En g i n e e r s | P l a n n e r s | S u r v e y o r s PRELIMINARY NOT APPROVED FOR CONSTRUCTION MY R T L E O A K S SU B D I V I S I O N NE W H A N O V E R C O U N T Y , N C PE R F O R M A N C E R E S I D E N T I A L PR E L I M I N A R Y P L A T 1 of 2 03160600.00 05/02/2017 AEW JSB GRAPHIC SCALE 1 inch = 50 ft. 50 02550 100 TYPICAL STREET SECTION GENERAL NOTES: OWNER:ATLANTIC LAND PARTNERS ADDRESS:2030 EASTWOOD ROAD, SUITE 5 WILMINGTON, NC 28403 PHONE:(910) 679-8638 ATTN:JORDY RAWL NEW HANOVER COUNTY PARCEL NOS.: R07612-001-002-000 R07612-001-002-001 ALT ID NOS.: 313416.92.2632.000 313416.92.5750.000 TOTAL TRACT AREA: 7.07 AC.± ZONING DISTRICT: R-15 LAND CLASSIFICATION: GENERAL RESIDENTIAL DEVELOPMENT DATA: AREA OF LOTS - 4.78 AC.± AREA OF R/W - 0.78 AC.± REC. AREA ACTIVE/PASSIVE - 0.60 AC.± POND AREA - 0.91 AC TOTAL TRACT AREA - 7.07 AC. PERMITTED DENSITY - 7.07 AC. @ 2.5 UNITS/AC. (R-15 - PERFORMANCE RESIDENTIAL) TOTAL UNITS PERMITTED - 17 TOTAL LOTS PROPOSED - 17 OVERALL DENSITY - 2.41 UNITS/AC. AVERAGE LOT SIZE - 12,146 S.F. TOTAL LINEAR FEET IN ROADS - 871 L.F. TOTAL ROAD SURFACES - 20,904 S.F. RECREATION SPACE - 17 LOTS @ .03 AC./UNIT = 0.51 AC. REQUIRED ACTIVE RECREATION AREA - 26,005 S.F. = 0.60 AC.± PASSIVE RECREATION AREA - 39,861 S.F. = 0.91 AC.± TOTAL RECREATION AREA - 1.51 AC. BUILDING SETBACKS: FRONT - 25 FT SIDES - 10 FT REAR - 20 FT APPROXIMATE # OF ROOMS/LOT = 3 SITE DEVELOPMENT DATA VICINITY MAP N E S W SiteSite Masonboro New Hanover County NOT TO SCALE COORDINATION NOTES: 1.THE CONTRACTOR IS REQUIRED TO OBTAIN ANY/ALL PERMITS REQUIRED FOR CONSTRUCTION OF THESE PLANS. 2.ALL WORK IS TO BE IN ACCORDANCE WITH CAPE FEAR PUBLIC UTILITY AUTHORITY, NEW HANOVER COUNTY, AND THE STATE OF NORTH CAROLINA. 3.THE CONTRACTOR IS TO ESTABLISH AND CHECK ALL HORIZONTAL AND VERTICAL CONTROLS TO BE USED WITH THE PROJECT. IN ADDITION, THE CONTRACTOR IS TO COMPUTE THE LAYOUT OF THE ENTIRE SITE PLAN IN ADVANCE OF BEGINNING ANY WORK ASSOCIATED WITH THE SUBJECT PLANS. CONTRACTOR SHALL EMPLOY A PROFESSIONAL SURVEYOR TO PERFORM SITE IMPROVEMENT STAKEOUT(S). 4.ANY TIME WORK IS PERFORMED OFF-SITE OR WITHIN AN EXISTING EASEMENT, THE CONTRACTOR IS TO NOTIFY THE HOLDER OF SAID EASEMENT AS TO THE NATURE OF PROPOSED WORK, AND TO FOLLOW ANY GUIDELINES OR STANDARDS WHICH ARE ASSOCIATED WITH OR REFERENCED IN THE RECORDED EASEMENT. 5.THE CONTRACTOR SHALL SCHEDULE A PRE-CONSTRUCTION MEETING WITH THE NEW HANOVER COUNTY INSPECTOR AND NOTIFY THE ENGINEER AT LEAST 48 HOURS PRIOR TO THE MEETING. AT A MINIMUM; THE CONTRACTOR, COUNTY INSPECTOR, AND ENGINEER SHALL ATTEND THIS MEETING. 6.CONTRACTOR TO COORDINATE WITH TRAFFIC ENGINEERING FOR THE REMOVAL AND STORAGE OF ANY TRAFFIC EQUIPMENT OR SIGNS DURING DEMOLITION, CONSTRUCTION, AND OPENING OF THIS DEVELOPMENT. 7.CONTRACTOR TO COORDINATE WITH THE NEW HANOVER COUNTY ABOUT ANY EQUIPMENT REMOVED, RELOCATED, OR DEMOLISHED DURING THE DEMOLITION, CONSTRUCTION AND OPENING OF THIS DEVELOPMENT. 8.CONTRACTOR TO COORDINATE DIRECTLY WITH ENGINEERING TO DETERMINE IF ANY DRIVEWAY PERMITS/REVISIONS/REVIEW PROCESSES ARE REQUIRED. 9.CONTRACTOR TO COORDINATE WITH TRAFFIC ENGINEERING AT TRAFFIC PLAN FOR THE CLOSURE OF STREETS, SIDEWALKS, OR DRIVEWAYS AND IMPLEMENTATIONS OF THE VEHICLE AND PEDESTRIAN TRAFFIC PLAN TO BE USED FOR THE DURATION OF THIS PROJECT. THE PLAN MUST INCLUDE LOCATIONS OF SIDEWALKS AND CROSSWALKS THAT WILL BE CLOSED, AS WELL AS, LOCATION OF CONSTRUCTION FENCING, AND PROTECTION AREAS. 10.A TEMPORARY DETOUR AND CLOSURE PLAN WILL NEED TO BE FILED WITH NHC 911 FOR THE CLOSURE OF ANY PUBLIC STREETS. GENERAL NOTES: 1.ALL DEVELOPMENT SHALL BE IN ACCORDANCE WITH NEW HANOVER COUNTY ZONING ORDINANCE AND SUBDIVISION REGULATIONS 2.THE BOUNDARY, TOPOGRAPHY AND UTILITIES SURVEY HAVE BEEN PROVIDED BY ATLANTIC COAST SURVEY. THE VERTICAL DATUM FOR THE GROUND SURVEY FOR THIS PROJECT IS NAVD 88. CONTRACTOR TO VERIFY ALL ELEVATIONS IN THE FIELD. 3.THE TREE SURVEY HAS BEEN PROVIDED BY ATLANTIC COAST SURVEY, LLC. 4.REASONABLE CARE HAS BEEN EXERCISED IN SHOWING THE LOCATION OF EXISTING UTILITIES ON THE PLANS. THE EXACT LOCATION OF ALL EXISTING UTILITIES IS NOT KNOWN IN ALL CASES. THE CONTRACTOR SHALL EXPLORE THE AREA AHEAD OF DITCHING OPERATIONS BY OBSERVATIONS, ELECTRONIC DEVICES, HAND DIGGING AND BY PERSONAL CONTACT WITH THE UTILITY COMPANIES. IN ORDER TO LOCATE EXISTING UTILITIES IN ADVANCE OF TRENCHING OPERATIONS SO AS TO ELIMINATE OR MINIMIZE DAMAGE TO EXISTING UTILITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COSTS RESULTING FROM ANY DAMAGE TO THE EXISTING UTILITY LINES INCLUDING LOSS OF UTILITY REVENUES. CONTRACTOR SHALL ARRANGE FOR TEMPORARY SUPPORT OF EXISTING UTILITIES, SUCH AS POLES, CONDUITS, FIBER OPTIC CABLES, TELEPHONE CABLES, WATER LINES, ETC. 5.CONTRACTOR SHALL COMPLY WITH THE LATEST REVISIONS AND INTERPRETATIONS OF THE DEPARTMENT OF LABOR SAFETY AND HEALTH REGULATIONS FOR CONSTRUCTION PROMULGATED UNDER THE OCCUPATIONAL SAFETY AND HEALTH ACT. CONTRACTOR SHALL PLAN AND CONSTRUCT WORK SO AS TO CAUSE MINIMUM INCONVENIENCE TO THE OWNER AND THE PUBLIC. 6.CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN AT ALL TIMES DURING THE PROGRESS OR TEMPORARY SUSPENSION OF WORK, SUITABLE BARRIERS, FENCES, SIGNS OR OTHER ADEQUATE PROTECTION, INCLUDING FLAGMEN AND WATCHMEN AS NECESSARY TO INSURE THE SAFETY OF THE PUBLIC AS WELL AS THOSE ENGAGED IN THE CONSTRUCTION WORK. CONSTRUCTION SIGNING SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF "CONSTRUCTION AND MAINTENANCE OPERATIONS SUPPLEMENT TO THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES" BY THE DOT. 7.ALL MATERIAL CLEARED OR DEMOLISHED BY THE CONTRACTOR IN ORDER TO CONSTRUCT THE WORK SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE PROPERLY DISPOSED OF OFF-SITE. 8.ALL WORK BY THE CONTRACTOR SHALL BE WARRANTED BY THE CONTRACTOR FOR A PERIOD OF ONE YEAR AFTER THE OWNER ACCEPTS THE WORK. 9.CONTRACTOR SHALL CALL THE NORTH CAROLINA ONE-CALL CENTER AT 811 AND ALLOW THE CENTER TO LOCATE EXISTING UTILITIES BEFORE DIGGING. 10.IF THESE UNITS ARE SOLD AT ANY POINT, THE BUYER MUST RECEIVE A SUBDIVISION STREET DISCLOSURE STATEMENT. PLEASE NOTE THIS ON THE SITE PLAN AND ADVISE THE PROPERTY OWNER OF THIS REQUIREMENT. 11.THIS PROPERTY IS NOT WITHIN ANY FLOOD HAZARD AREA AS EVIDENCED ON N.C. FLOOD MAP 3701683134J. 12.THERE IS NO EVIDENCE OF JURISDICTIONAL WETLANDS ON SITE. 13.THERE IS NO EVIDENCE OF ENDANGERED SPECIES OR HABITAT ISSUES ON THE SITE. 14.THERE ARE CONSERVATION RESOURCE AREAS AFFECTING THIS PROPERTY. 15.THERE WILL BE APPROXIMATELY 3 BEDROOMS PER LOT. 16.WITHERSRAVENEL WILL SUBMIT A LIGHTING PLAN CONFORMING TO ALL NEW HANOVER COUNTY REQUIREMENTS AT A LATER DATE. UTILITY NOTES: 1.EXISTING WATER AND SANITARY SEWER SERVICES ARE CURRENTLY AVAILABLE TO THE SITE FROM PUBLIC SYSTEMS. WATER SERVICE AND SANITARY SEWER SERVICE WILL BE PROVIDED BY CAPE FEAR PUBLIC UTILITY AUTHORITY. 2.ALL UTILITY SERVICES, SUCH AS ELECTRIC POWER, CATV, GAS, AND TELEPHONE SHALL BE INSTALLED UNDERGROUND. 3.ALL WATER & SEWER UTILITIES TO BE INSTALLED PER CFPUA TECHNICAL SPECIFICATIONS & STANDARDS. 4.PROJECT SHALL COMPLY WITH CAPE FEAR PUBLIC UTILITY AUTHORITY CROSS CONNECTION CONTROL REQUIREMENTS. WATER METER(S) CANNOT BE RELEASED UNTIL ALL REQUIREMENTS ARE MET AND N.C.D.E.N.R. HAS ISSUED THEIR "FINAL APPROVAL". CALL 332-6560 FOR INFORMATION. 5.ALL COMMERCIAL WATER SERVICES AND ANY IRRIGATION SYSTEMS SUPPLIED BY C.F.P.U.A. WATER SHALL HAVE A BACKFLOW PREVENTION DEVICE ACCEPTABLE TO THE COUNTY AND APPROVED BY USCFCCCHR OR ASSE. CALL 332-6560 FOR INFORMATION. 6.WATER AND SEWER SERVICES CAN NOT BE ACTIVATED ON NEW MAINS UNTIL THE ENGINEER'S CERTIFICATION AND AS-BUILTS ARE RECEIVED AND "FINAL APPROVAL" ISSUED BY THE PUBLIC WATER SUPPLY SECTION OF NCDENR, AND "FINAL ENGINEERING CERTIFICATION" ISSUED BY DIVISION OF WATER QUALITY SECTION OF N.C.D.E.N.R. 7.IF CONTRACTOR DESIRES WATER FOR CONSTRUCTION, HE SHALL APPLY IN ADVANCE FOR THIS SERVICE AND MUST PROVIDE A REDUCED PRESSURE ZONE (RPZ) BACKFLOW PREVENTION DEVICE ON THE DEVELOPER'S SIDE OF THE WATER METER BOX. 8.WHEN PVC WATER MAINS AND SERVICES ARE PROPOSED, THE PIPES ARE TO BE MARKED WITH NO. 10 INSULATED COPPER WIRE INSTALLED AND STRAPPED TO THE PIPES WITH DUCT TAPE. THE INSULATED WIRE IS TO BE STRIPPED TO BARE WIRE AND SECURED TO ALL VALVES AND FITTINGS. THIS WIRE IS TO BE ACCESSIBLE IN ALL VALVE AND METER BOXES TO AID IN FUTURE LOCATION OF FACILITIES. 9.THE CONTRACTOR IS RESPONSIBLE FOR THE LOCATION AND PROTECTION OR EXISTING UTILITIES DURING CONSTRUCTION. DAMAGED ITEMS SHALL BE REPAIRED TO AT LEAST THE QUALITY OR WORKMANSHIP FOUND IN THE ORIGINAL ITEM. 10.THE BELLSOUTH CONTACT IS STEVE DAYVAULT, BUILDING INDUSTRY CONSULTANT, AT 910-392-8712. CONTACT HIM PRIOR TO STARTING THE PROJECT IN ORDER TO FACILITATE GOOD COMMUNICATION AND MAXIMUM FLEXIBILITY. 11.THE PROCESS FOR TELEPHONE CABLE PLACEMENT: 11.1.FINAL GRADE WILL NEED TO BE ESTABLISHED. 11.2.POWER WILL PLACE THEIR CABLE FIRST - APPROXIMATELY 3' DEEP. 11.3.BELLSOUTH & CABLE TV WILL THEN PLACE THEIR CABLE AT APPROXIMATELY 2' DEEP. 12.SOLID WASTE DISPOSAL TO BE SERVED BY PRIVATELY CONTRACTED DUMPSTER PICKUP. PROPERTY BOUNDARY CURVE TABLE STORMWATER MANAGEMENT NOTES: 1.STORMWATER MANAGEMENT WILL MEET COUNTY AND STATE REQUIREMENTS. 2.SITE DRAINAGE FLOWS TO INTRACOASTAL WATERWAY WITHIN THE WHITE OAK RIVER BASIN CLASS SA WATERS. PRIVATE ROADS CERTIFICATION: I (WE) HEREBY CERTIFY THAT ALL PRIVATE ROADS AS DEPICTED ON SUBDIVISION PLAT _____________________ HAVE BEEN DESIGNED, INSTALLED, INSPECTED, AND APPROVED IN ACCORDANCE WITH SECTION 52-4 OF THE NEW HANOVER COUNTY SUBDIVISION ORDINANCE AND ALL APPLICABLE NEW HANOVER COUNTY CODES PRIOR TO FINAL PLAT APPROVAL FOR ALL OR A PORTION OF THE SUBDIVISION. BY CERTIFYING THE CONSTRUCTION OF THESE ROADS AS PRIVATE, THERE ARE NO GUARANTEES OR ASSURANCES OF ACCEPTANCE OF SAID ROADS BY THE NORTH CAROLINA DEPARTMENT OF TRANSPORTATION. CERTIFIED PROFESSIONAL ENGINEER ___________________________DATE ____________________________ SEAL ___________________________ - 1 - 4 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 VICINITY MAP INDEX OF SHEETS PRELIMINARY PLAN THE LANDING AT LEWIS PLANTATION PREPARED BY: DEVELOPER/OWNER WILMINGTON, NORTH CAROLINA MAY 2017 LEGEND FOR SITE DATA TABLE McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 PHONE: (910) 799-3006 - 1 - 5 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GRAPHIC SCALE 1 inch = 50 ft. 50 02550 100 C-3.1 - 1 - 6 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GRAPHIC SCALE 1 inch = 50 ft. 50 02550 100 C-3.2 - 1 - 7 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GRAPHIC SCALE 1 inch = 50 ft. 50 02550 100 C-3.3 - 1 - 8 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina GRAPHIC SCALE 1 inch = 50 ft. 50 02550 100 C-3.4 - 1 - 9 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 No. License # Revision Designer Drawn By DateBy Scale Date Job No. PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC 6626-C GORDON ROAD WILMINGTON, NC 28411 910-799-3006WilmingtonNew Hanover County North Carolina C-3.5 GRAPHIC SCALE 1 inch = 50 ft. 50 02550 100 - 1 - 1 0 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 TO POINT SOUTH PROPERTIES, LLC, WELLS FARGO BANK, NATIONAL ASSOCIATION, IT'S SUCCESSORS AND/OR ASSIGNS, AS THEIR INTEREST MAY APPEAR, AND FIRST AMERICAN TITLE INSURANCE COMPANY: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items "None Specified" of table A thereof. The field work was completed on September 13, 2013. Date of Plat or Map: September 13, 2013 Arnold W. Carson, PLS Registration No. L-3267 1. Taxes for the year 2014, and subsequent years, not yet due and payable. (Not matters of survey) 2. Rights or claims of parties in possession under unrecorded lease(s). (Not matters of survey) 3. Subject to matters shown on recorded Map Book 50 at Page 185 shows the following located on the Land: (a) 30' drainage easement (Adjacent property as shown) (b) conservation easement (Adjacent property as shown) (c) 25' conservation setback (Adjacent property as shown) (d) 30' utility easement (Adjacent property as shown) (e) 10' utility easement (Adjacent property as shown) (f) 30' public drainage easement (Adjacent property as shown) (g) conservation easement and pedestrian access (Adjacent property as shown) (h) 30' utility and emergency access easement (Serves subject as shown hereon) (i) existing 10' golf cart easement (MB. 38 PG. 57) (Adjacent property and crosses site as shown hereon) (j) 40' public drainage easement (Adjacent property not observed) 4. Deed of Easement from Rivage Properties, LLC and Point South Properties, LLC recorded in Book 4932 at Page 693. (Access on any street in Willow Glen Estates, Section One @ Beau Rivage recorded in Map Book 48, Page 287-Plotted as shown) 5. Utility Main Easement from Point South Properties, LLC to Aqua North Carolina, Inc. recorded in Book 5134 at page 159. (Blanket Easement for Water Service) 6. Deed of Easement/Memorandum of Agreement from Point South Properties, LLC to Time Warner Entertainment-Advance/Newhouse Partnership recorded in Book 5231 at Page 1910. (Blanket Easement for cable installation and maintenance)(Not-Plottable) 7. Utility Easement described in Deed of Easement between Godwin Land Company and New Hanover County Board of Education recorded in Book 1211 at Page 1623, as shown on survey by Arnold W. Carson, PLS, dated 08/28/13.(Plottable-As shown hereon) 8. Access and Easement described in Deed of Easement from Point South Properties, LLC to Sanders Road Developers, LLC recorded in Book 4969 at Page 1707. (As shown hereon) 9. Deed of Easement from Point South Properties, LLC to Sanders Road Developers, LLC recorded in Book 4969 at Page 1707, as shown on survey by Arnold W. Carson, PLS, dated 08/28/13. (As shown hereon, see exception #8) 10. Access Easement from Beau Rivage Holding Co., LLC to Point South Properties, LLC recorded in Book 5207 at Page 944, as shown on survey by Arnold W. Carson, PLS, dated 08/28/13. (As shown hereon) 11. Access Easement from Sanders Road Developers, LLC to Point South Properties, LLC recorded in Book 5207 at Page 950, as shown on survey by Arnold W. Carson, PLS, dated 08/28/13. (As shown hereon) 12. Rights of others for ingress and egress purposes in and to the use of 10' cart path easement located on the Land [Optional: and as shown on plat of survey by Arnold W. Carson, PLS, dated 08/28/13. (Not matters of survey) 13. Title to that portion of the Land within the right-of-way of Riverwoods Drive, as shown on survey by Arnold W. Carson, PLS, dated 08/28/13. (Not matters of survey) 14. Plat of survey by Arnold W. Carson, PLS, dated 08/28/13, shows the following located on the Land:(All as shown hereon) (a) drop inlet (b) wetland (c) sanitary sewer line (d) storm drain manhole (e) 20' building setback line (f) drainage easement M.B. 47, PG. 161 (g) 20' utility easement Map Book 51, Page 109 (h) utility easement M.B. 47, PG. 161 (i) 30' access and maintenance easement M.B. 47, PG. 161 15. Encroachment upon property adjoining on the south by the retaining wall tower appurtenant to insured premises, as shown on plat of survey by Arnold W. Carson, PLS, dated 08/28/13. (As shown hereon) ProposedLocation NewEntry/Exit GateswithSOS 385'fromWillow GlenDriveto proposedlocation onRiverwoods Drive Distancebetween curbsis35' - 1 - 1 1 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7 OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE WE T WET WET WE T WE T WET WE T WE T WE T WET WET WET WET W E T WE T WE T W E T WET WET W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W W W W W O H E O H E OHE OHE OHE OHE 552.7 8 ' S 57° 5 8 ' 0 0 " E 2898.58' N 74°45'23" W 19 7 . 2 7 ' S 3 5 ° 0 9 ' 4 8 " W 415.5 2 ' S 57° 3 5 ' 0 7 " E 39 0 . 6 5 ' N 3 4 ° 2 8 ' 5 2 " E 39 5 . 5 9 ' N 3 0 ° 4 8 ' 3 0 " E 50.27 ' S 57° 5 8 ' 0 0 " E R 1320.43' L 234.51' R 4 3 9 . 2 5 ' L 3 1 5 . 6 3 ' S 58° 0 6 ' 0 3 " E 98.90' S 79°06'05" E 1115. 3 1 ' N 79° 3 5 ' 4 6 " E 477.1 4 ' 75 . 0 7 ' N 2 9 ° 4 4 ' 1 5 " E 1 4 6 . 3 5 ' N 1 4 ° 5 3 ' 4 5 " W 48 0 . 9 1 ' N 2 4 ° 1 7 ' 1 1 " E 25 4 12 1413 18 17 8 9 10 31 30 29 28 27 20 23 22 39 38 37 36 34 35 33 32 42 41 45 43 44 101 102 104 103 106 108 107 109 111 110 113 114 112 99 100 98 97 969495 93 91 92 89 90 88 86 78 87 84 85 83 8182 80 79 77 78 74 76 51 53 52 54 55 56 58 59 62 60 61 64 63 65 67 68 66 69 71 70 72 73 115 105 57 75 16 15 7 6 5 3 2 1 122 130 123 124 125 126 127 128 129 121 120 119 118 117 116 50 4915 1 - 1 5 4 14 7 - 1 5 0 155 - 1 5 6 6 0 ' 3 0 ' 50 ' 26 ' 50' 26' 20 ' 20 ' R3 0 ' R3 0 ' R30' R3 0 ' R30' R3 0 ' R30'R3 0 ' R3 0 ' R30' R30' R 3 0 ' 10' UTI L I T Y E A S E M E N T 20' 1 0 ' 2 5 ' C O D S E T B A C K 20'DRAINAGE EASEMENT A ND V EG E T A T E D B U F F E R 20' 20 ' D R A I N A G E E A S E M E N T 20 ' 1 5 ' U T I L I T Y E A S E M E N T 10' U T I L I T Y E A S E M E N T R 3 0 ' 2 6 ' 5 0 ' 26 '50 ' 20' M I N . TYP . 1 0 ' U T I L I T Y E A S E M E N T 10' UTI L I T Y E A S E M E N T 10' UTILITY EASEMENT 10' UTI L I T Y E A S E M E N T 30' 26' R30 ' R30' R 3 0 ' R30' R 3 0 ' 10' UT I L I T Y E A S E M E N T 30' U T I L I T Y E A S E M E N T 18'26'18'8' 8' 15 ' U T I L I T Y E A S E M E N T DA T E : SC A L E : DE S I G N E D : DR A W N : CH E C K E D : PEI JOB#: CO N C E P T U A L L A Y O U T : PR E L I M I N A R Y L A Y O U T : FI N A L D E S I G N : RE L E A S E D F O R C O N S T : PR O J E C T S T A T U S RE V I S I O N S : DR A W I N G I N F O R M A T I O N SEAL CL I E N T I N F O R M A T I O N : 09 / 1 7 / 1 6 08 / 0 1 / 1 6 NE W H A N O V E R C O . , N O R T H C A R O L I N A MA S O N B O R O T O W N S H I P 16289.PE WH I S K E Y - B R A N C H S U B D I V I S I O N 1. R E V I S E D P E R T R C C O M M E N T S 9/ 2 8 / 1 6 2. R E V I S E D P E R T R C C O M M E N T S 3/ 1 6 / 1 7 3. R E V I S E D F O R T R C R E V I E W 6/ 1 4 / 1 7 ±2.17 AC AMENITY AREA WITH POOL AND CLUBHOUSE WITH MAILBOXES USED AS OPEN SPACE 19 SINGLE FAMILY LOTS PROJECT ENTRANCE EXIST I N G P O W E R L I N E E A S E M E N T SITE DATA TABULATION OWNER:DRY POND PARTNERS, LLC PROJECT ADDRESS:PO BOX 3649 WILMINGTON, NC 28406 TAX PARCEL IDENTIFICATION #: R07100-004-004-000 TOTAL PARCEL AREA:133.45 AC RECORDED DEED BOOK:DB 5373 PG 1557 CURRENT ZONING:R-15 PROPOSED ZONING:R-15 (PERFORMANCE RESIDENTIAL) CAMA LAND USE CLASSIFICATION: AQUIFER RESOURCE PROTECTION AREA AND WATERSHED RESOURCE PROTECTION EXISTING LAND USE: UNUSED LAND PROPOSED LAND USE: RESIDENTIAL COMPREHENSIVE PLAN LAND USE:UNDEVELOPED DIMENSION STANDARDS NEW HANOVER COUNTY ZONING ORDINANCE 59.1.1-2.1BUILDINGS ON THE PERIPHERY OF A PERFORMANCE RESIDENTIAL DEVELOPMENT SHALL SETBACK NO LESS THAN TWENTY (20) FEET FROM THE ADJOINING PROPERTY LINE. (6/16/86) 59.1.1-2.2IN NO CASE SHALL ANY PART OF A DETACHED SINGLE-FAMILY DWELLING UNIT BE LOCATED CLOSER THAN TEN (10) FEET TO ANY PART OF ANY OTHER DETACHED SINGLE-FAMILY DWELLING; AND IN NO CASE SHALL ANY PART OF A MULTIPLE DWELLING UNIT BE LOCATED CLOSER THAN TWENTY (20) FEET TO ANY PART OF ANOTHER DWELLING UNIT. (6/1/92) OPEN SPACE REQUIRED PROVIDED 156 LOTS x 0.03 AC/UNIT 4.68 AC 5.89 AC ACTIVE OPEN SPACE 3.21 AC (54%) PASSIVE OPEN SPACE 2.68+ AC 5.89 AC BUFFERYARD BUFFER AGAINST RESIDENTIAL PROPERTIES IS EQUAL TO 50% OF REQUIRED SETBACK PER UDO SECTION 62.1-4 FLOOD NOTE THIS TRACT IS LOCATED IN FLOOD ZONE X (AREA DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN) ACCORDING TO FEMA FLOOD INSURANCE RATE MAP NUMBER 3720312900J WITH A DATE OF APRIL 3, 2006. SEE MAP FOR PRELIMINARY FLOOD DATA ASSOCIATION MAINTENANCE ALL BUFFERS, DRAINAGE AREAS AND PASSIVE / ACTIVE OPEN SPACE SHALL BE MAINTAINED BY THE HOMEOWNER'S ASSOCIATION TREE PRESERVATION 1.ALL TREES WILL BE PRESERVED OR REMOVED IN ACCORDANCE WITH SECTIONS 62.1-3 AND 67 2.REFER TO SHEET C-2.1 FOR EXISTING TREE INFORMATION DENSITY DATA TOTAL OVERALL SITE ACREAGE:± 133.45 AC TOTAL PARENT PARCEL TO REMAIN:± 62.10 AC TOTAL PERFORMANCE RESIDENTIAL R-15 TRACT ACREAGE: ± 71.35 AC DENSITY CALCULATIONS: GROSS PERFORMANCE RESIDENTIAL R-15 TRACT ACREAGE:± 71.35 AC LESS - APPROXIMATE WETLAND AREA:± 3.12 AC LESS - APPROXIMATE STREAM AREA:± 0.28 AC TOTAL AREA SUBTRACTED:± 3.40 AC NET TRACT ACREAGE:± 67.95 AC BUILDING UNITS (PERFORMANCE RESIDENTIAL ALLOWS 2.5 UNITS / ACRE) ALLOWED UNITS:170 UNITS (2.5 x 67.95) PROPOSED UNITS: 156 UNITS TOTAL RESIDENTIAL UNITS 156 UNITS TOTAL TOWNHOMES:26 UNITS (PHASE 2A) TOTAL DUPLEX:56 UNITS (PHASE 1, 2A, 3) TOTAL SINGLE FAMILY LOTS:74 TOTAL LOTS PROPOSED SINGLE FAMILY LOTS RANGE IN SIZE FROM:60' x 120' (7,200 SF) TO 80' x 170' (13,600 SF) (54) SINGLE FAMILY LOTS VEGETATED BUFFER STORMWATER POND 0 50 100 200 400 SCALE: 1"=100' GRAPHIC SCALE JURISDICTIONAL STREAM RESIDENTIAL COLLECTOR ROAD (60' ROW) ROAD CONNECTION TO ADJACENT PARCEL (26'W G-G, TAPERS TO 30'W AT CONNECTION) (14) SINGLE FAMILY LOTS VEGETATED BUFFER VEG E T A T E D B U F F E R 20' BOUNDARY SETBACK, TYP. TO BE KEPT AS HOA MAINTAINED BUFFER N O R T H SIGNIFICANT TREE (SEE TREE PLAN) 25' COD SETBACK (SWAMP FOREST WETLANDS) PROJECT ROADS ALL PROPOSED ROADS IN THIS DEVELOPMENT WILL BE BUILT TO NCDOT & NHC STANDARDS. ALL ROADS WILL BE PRIVATE RIGHT OF WAY ONLY NCDOT APPROVED MATERIALS ARE TO BE USED WITHIN THE RIGHT OF WAY TOWNHOME SECTION WILL BE BUILT WITH PRIVATE DRIVEWAY WITH PARKING IMPERVIOUS AREAS RIGHT OF WAYS (INCLUDING AMENITY PARKING)7.53 AC PARKING (TOWNHOMES)1.44 AC TOTAL8.97 AC STREET LIGHTS NEIGHBORHOOD STREET LIGHT MODELS AND LOCATIONS SHALL BE DESIGNED BY DUKE ENERGY BEDROOMS - TOWNHOUSES WILL HAVE APPROXIMATELY 2-3 BEDROOMS PER UNIT - SINGLE FAMILY HOMES WILL HAVE APPROXIMATELY 3-4 BEDROOMS 502 MOHICAN TRAIL 418 MOHICAN TRAIL EXISTING 60' R.O.W. JURISDICTIONAL DITCH ±0.50 AC PASSIVE OPEN SPACE 06 / 1 4 / 1 7 1" = 1 0 0 ' AE JR C AE 20' BOUNDARY BUFFER OFFSET FROM NAVAHO TRAIL GREENWAY EASEMENT AMENITY WITH ARBOR, WALKWAY AND MULTI-PURPOSE AREA PROPOSED PROPERTY LINE BETWEEN COMMERCIAL AND RESIDENTIAL TRACTS WOODED AREAS TO BE LEFT IN NATURAL STATE (TO GREATEST EXTENT POSSIBLE) WITH SELECTIVE CLEARING OF INVASIVE PLANT MATERIAL PARE N T P A R C E L 20' BOUNDARY SETBACK PROPOSED PROJECT BOUNDARY FUTURE PROPOSED ROADWAY CONNECTION TO FOX RUN EXISTING TREE, TYP. REFER TO SHEET C-2.1 FOR TREE EXHIBIT 10' x 70' DOT SIGHT TRIANGLE, TYP. MAIL KIOSK FOR TOWNHOMES 28 DUPLEX UNITS WITH 20' MIN. BETWEEN STRUCTURES ADA CURB RAMPS AND CROSSWALKS, TYP. 25' GUY WIRE AND TRANSMISSION POLE EASEMENT ±0.65 AC PASSIVE OPEN SPACE EASTERN BOUNDARY FOLLOWS CENTER OF STREAM ±0.62 AC ACTIVE OPEN SPACE W/ ARBOR-BENCHES POND VIEWS ±0.07 AC ACTIVE OPEN SPACE W/ MAIL KIOSK 5' CONCRETE SIDEWALK, TYP. ±0.36 AC ACTIVE OPEN SPACE 2%2% TURNDOWN CURB AT SIDEWALK PER NCDOT STANDARD STREET TREE IN PLAZA, TYP.STREET TREE IN PLAZA, TYP. 8'18'26'18'8' SIDEWALK SIDEWALK90° PARKING STALL90° PARKING STALLMAIN DRIVE 30' G-G15' 5'9'1'1' 15' 5'9'1'1' 1/4" PER FT1/4" PER FT 1/2" PER FT1/2" PER FT MODIFIED VALLEY CURB PER NCDOT STANDARD SLOPES= 3:1 SLOPES= 3:1 60' RIGHT OF WAY 26' G-G12' 5'6'1'1' 12' 5'6'1'1' 1/4" PER FT1/4" PER FT MODIFIED VALLEY CURB 6" STONE UNDER CURBING PER NCDOT STANDARD SLOPES= 3:1 SLOPES= 3:1 50' RIGHT OF WAY 1/4" PER FT1/4" PER FT 45' RIGHT OF WAY (DUPLEX RD) 80' RIGHT OF WAY (TOWNHOMES) 6" STONE UNDER CURBING ±1.42 AC PASSIVE OPEN SPACE (26) TOWNHOME UNITS W/ 20' MIN. BETWEEN STRUCTURES POSSIBLE STREET TREE SELECTIONS ACER RUBRUM / RED MAPLE QUERCUS L. `DARLINGTONIA` / DARLINGTON OAK QUERCUS NUTTALLII / NUTTALL OAK QUERCUS SHUMARDII / SHUMARD RED OAK QUERCUS VIRGINIANA / SOUTHERN LIVE OAK ULMUS P. `LACEBARK ELM` / CHINESE ELM TREE STREET TREE OPTIONS TREE REMOVAL & MITIGATION TREE MITIGATION REQUIRED (SEE SHEET C-2.1)106 TREES TREE MITIGATION PROVIDED VIA STREET TREES153 TREES COMMON AREA / OPEN SPACE DUMPSTER LOCATION POTENTIAL GATED ENTRY LOCATION POTENTIAL GATED ENTRY LOCATION POTENTIAL GATED ENTRY LOCATION - 1 - 1 2 IT E M : 4 Pl a n n i n g B o a r d - J u l y 1 3 , 2 0 1 7