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Z17-07 Staff Summary PBZ17-07 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 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 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. 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. 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. 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. 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 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. 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.