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2017-09-07 September 7 2017 PB 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 KENNETH VAFIER, PLANNING MANAGER SEPTEMBER 7, 2017 6:00 PM MEETING CALLED TO ORDER (Chairman Donna Girardot) PLEDGE OF ALLEGIANCE (Ken Vafier) 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 (Z17-10) – Request by Design Solutions on behalf of the property owners, Allen & Lynn Masterson and Stephen & James Miller et al, in order to rezone 7.27 acres located at the 5700 block of Carolina Beach Road from B-1, Business District, and R-15, Residential District, to (CZD) B-2, Conditional Highway Business District, in order to expand an existing retail and warehousing business and to allow for additional uses of existing buildings located on the property. Planning Board - September 7, 2017 3Public Hearing Special Use Permit Request (S17-03) - Request by Design Solutions on behalf of the property owner, Church of God of Prophecy, for a Special Use Permit in order to operate a personal care facility on 6.87 acres of land located at 1380 N. College Road. 4Public Hearing Comprehensive Plan Amendment Request (LUP17-01) - Request by Design Solutions, on behalf of the property owner, Tesla Park Apartments, LLC, in order to amend the Future Land Use Map to reclassify 27.77 acres located at the 4500 block of Tesla Park Drive from General Residential to Community Mixed Use. TECHNICAL REVIEW COMMITTEE REPORT 1TRC Report for July and August 2017 OTHER ITEMS 1Election of Officers 1. Chair 2. Vice Chair Planning Board - September 7, 2017 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: September 7, 2017 REGULAR ITEM: DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner CONTACT(S): Brad Schuler; and 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 81,484 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 - September 7, 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 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 - September 7, 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 - September 7, 2017 Z17-07 Staff Summary PB 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 81,484 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 - September 7, 2017 Z17-07 Staff Summary PB 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 - September 7, 2017 Z17-07 Staff Summary PB 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-story, 81,484 square foot mini-warehouse facility. The storage units will be located on the interior of the building. - 2 - 3ITEM: 1 Planning Board - September 7, 2017 Z17-07 Staff Summary PB 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 - September 7, 2017 Z17-07 Staff Summary PB 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 - September 7, 2017 Z17-07 Staff Summary PB 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 - September 7, 2017 Z17-07 Staff Summary PB 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 - September 7, 2017 Z17-07 Staff Summary PB 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 use minimal 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 - September 7, 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. - 2 - 9ITEM: 1 Planning Board - September 7, 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 - S e p t e m b e r 7 , 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 - S e p t e m b e r 7 , 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 - S e p t e m b e r 7 , 2 0 1 7 APPLICANT MATERIALS - 6 - 1ITEM: 1 Planning Board - September 7, 2017 - 6 - 2ITEM: 1 Planning Board - September 7, 2017 - 7 - 1ITEM: 1 Planning Board - September 7, 2017 - 7 - 2ITEM: 1 Planning Board - September 7, 2017 - 7 - 3ITEM: 1 Planning Board - September 7, 2017 - 7 - 4ITEM: 1 Planning Board - September 7, 2017 - 7 - 5ITEM: 1 Planning Board - September 7, 2017 - 7 - 6ITEM: 1 Planning Board - September 7, 2017 - 7 - 7ITEM: 1 Planning Board - September 7, 2017 - 7 - 8ITEM: 1 Planning Board - September 7, 2017 - 7 - 9ITEM: 1 Planning Board - September 7, 2017 - 7 - 10ITEM: 1 Planning Board - September 7, 2017 - 7 - 11ITEM: 1 Planning Board - September 7, 2017 - 7 - 12ITEM: 1 Planning Board - September 7, 2017 - 7 - 13ITEM: 1 Planning Board - September 7, 2017 - 7 - 14ITEM: 1 Planning Board - September 7, 2017 - 7 - 15ITEM: 1 Planning Board - September 7, 2017 - 7 - 16ITEM: 1 Planning Board - September 7, 2017 - 7 - 17ITEM: 1 Planning Board - September 7, 2017 - 7 - 18ITEM: 1 Planning Board - September 7, 2017 - 7 - 19ITEM: 1 Planning Board - September 7, 2017 - 7 - 20ITEM: 1 Planning Board - September 7, 2017 PROPOSED SITE PLAN - 8 - 1ITEM: 1 Planning Board - September 7, 2017 10'-0" N/ F R0 3 6 0 0 - 0 0 3 - 0 4 2 - 0 0 4 DB 6 0 3 4 P G 1 9 3 2 YO S E F I N C ZO N I N G : O & I R0 3 6 1 1 - 0 1 0 - 0 0 8 - 0 0 0 R0 3 6 1 1 - 0 1 0 - 0 0 9 - 0 0 0 R0 3 6 1 1 - 0 1 0 - 0 0 5 - 0 0 0 N/ F R0 3 6 0 0 - 0 0 3 - 1 1 1 - 0 0 0 DB 5 9 4 9 P G 1 3 1 7 JA C K S O N C A M E R O N R ZO N I N G : R - 1 5 US E : R E S I D E N T I A L R0 3 6 0 0 - 0 0 3 - 0 4 2 - 0 1 2 R0 3 6 1 1 - 0 0 3 - 0 0 1 - 0 0 0 R0 3 6 0 0 - 0 0 3 - 0 4 2 - 0 1 3 R0 3 6 1 1 - 0 1 1 - 0 0 3 - 0 0 0 N/ F R0 3 6 1 1 - 0 1 1 - 0 0 2 - 0 0 0 BK 0 0 5 0 0 0 P G 0 0 0 7 6 7 SA N T A B A L L A E L E N A V MA R K M A R C U M ZO N I N G : R- 1 5 US E : RE S I D E N T I A L R0 3 6 1 1 - 0 1 1 - 0 0 1 - 0 0 0 N/ F R0 3 6 1 1 - 0 1 1 - 0 1 5 - 0 0 0 DB 5 9 3 3 P G 2 6 9 8 4 B E A L L C N/ F R0 3 6 1 1 - 0 1 1 - 0 1 6 - 0 0 0 DB 5 9 3 3 P G 2 6 9 8 4 B E A L L C ZO N I N G : O & I US E : V A C A N T R0 3 6 1 1 - 0 1 0 - 0 0 1 - 0 0 0 R0 3 6 1 1 - 0 1 0 - 0 0 2 - 0 0 0 R0 3 6 1 1 - 0 0 3 - 0 0 5 - 0 0 0 R0 3 6 1 1 - 0 0 2 - 0 0 4 - 0 0 0 R0 3 6 1 1 - 0 0 3 - 0 0 6 - 0 0 0 N/ F R0 3 6 0 0 - 0 0 3 - 0 4 2 - 0 0 6 DB 5 7 7 7 P G 2 3 9 2 LI B E R T Y B A P T I S T CH U R C H O F W I L M I N C CU R R E N T U S E : C H U R C H PR O P O S E D U S E : ST O R A G E F A C I L I T Y N/ F R0 3 6 0 0 - 0 0 3 - 0 4 2 - 0 0 5 DB 1 3 9 7 P G 6 5 6 YO S E F I N C ZO N I N G : O & I CU R R E N T U S E : V A C A N T PR O P O S E D U S E : B U Y Q U I C K CO N V E N I E N C E S T O R E CA S E # : S 1 7 - 0 2 N/ F R0 3 6 1 1 - 0 1 1 - 0 1 4 - 0 0 0 DB 5 4 9 2 P G 7 7 2 EA S T C A R O L I N A B A N K S56° 22' 04.3 5 " E 101.568' N53° 35' 27.18"W 100.913' N56° 55' 04. 3 5 " W 244.170' N 9 ° 4 2 ' 5 5 . 6 5 " E S56° 22' 04.3 5 " E 440.424' MA R K E T S T R E E T BUMP ALON G R O A D MENDENH A L L D R I V E RA I N T R E E RO A D 25'-0" 3 3 ' - 6 " 4 2 ' - 3 " BE E S A F E ST O R A G E 81 , 4 8 4 S F PA R K I N G AR E A DR I V E A I S L E S (T Y P . ) BU I L D I N G PR O P O S E D DR I V E W A Y PR O P O S E D DR I V E W A Y SI T E L I M I T S EX I S T I N G P R O P E R T Y LI N E ( T Y P . ) EX I S T I N G BU I L D I N G ( T Y P . ) A P P R O X . 2 8 ' - 0 " A P P R O X . 5 9 ' - 0 " APPROX. 114'-0" 134' - 3 " 74 ' - 7 " R E A R B A S E LA N D S C A P E B U F F E R W I D T H 49 ' - 1 " S I D E B A S E L A N D S C A P E BU F F E R W I D T H 9 9 ' - 0 " 74'-7 " 74 ' - 3 " R E D U C E D B U I L D I N G SE T B A C K ( B A S E D O N 3 6 ' HT . ) & I N C R E A S E D LA N D S C A P E B U F F E R 7 4 ' - 3 " 10 ' - 0 " P A R K I N G L O T LA N D S C A P E S T R I P 4 9 ' - 1 " CO R N I N G CR E D I T UN I O N 75 ' R E D U C E D SH O D / F R O N T B U I L D I N G SE T B A C K ( 1 ) 100' - 9 " 1 1 0 ' - 0 " 261'-6" 50 ' S H O D P A R K I N G S E T B A C K 50'-0" 12 ' - 6 " A V E R A G E S T R E E T YA R D ( 2 ) L A N D S C A P I N G 1 2 ' - 6 " 25 ' A V E R A G E S T R E E T YA R D ( 1 ) L A N D S C A P I N G 30'-0" 75'-0" 100'-0" 30 ' P U B L I C U T I L I T Y E A S E M E N T 13 4 ' - 3 " B U I L D I N G S E T B A C K (B A S E D O N 3 6 ' H T . ) DU M P S T E R 10 0 ' - 9 " R E D U C E D B U I L D I N G SE T B A C K ( B A S E D O N 3 6 ' H T . ) & I N C R E A S E D L A N D S C A P E BU F F E R 99 ' - 0 " B U I L D I N G S E T B A C K (B A S E D O N 3 6 ' H T . ) 2 0 5 . 6 1 0 ' 35 ' F R O N T B U I L D I N G SE T B A C K ( 2 ) 10 0 ' SH O D / F R O N T BU I L D I N G SE T B A C K ( 1 ) N5 6 ° 5 5 ' 0 4 . 3 5 " W 6. 4 8 0 ' 3 5 ' - 0 " N67° 2 1 ' 3 4 . 3 5 " W 82.230 ' S4 2 ° 1 4 ' 5 5 . 6 5 " W 17 6 . 7 5 5 ' 23 " O A K 8" O A K 8" O A K BU M P A L O N G R O A D T O RE M A I N P R I V A T E U S E EN D F U T U R E E A S E M E N T FO R B U M P A L O N G R O A D PU B L I C U S E FU T U R E E A S E M E N T FO R B U M P A L O N G RO A D T O B E F O R PU B L I C U S E FU T U R E M A R K E T ST R E E T R I G H T O F W A Y EN T R Y CA N O P Y ( T Y P . ) DE S C R I P T I O N S DA T E RE V . N O . RE V I S I O N S SC A L E HO R I Z O N T A L : VE R T I C A L : M& C F I L E N U M B E R DR A W I N G N U M B E R SE A L ST A T U S : DR A W N PR O J . M G R . DE S I G N E D CH E C K E D DA T E : MC E P R O J . # SE A L ww w . m c k i m c r e e d . c o m Li c e n s e : F - 1 2 2 2 24 3 N o r t h F r o n t S t r e e t Ph o n e : ( 9 1 0 ) 3 4 3 - 1 0 4 8 , F a x : ( 9 1 0 ) 2 5 1 - 8 2 8 2 Wi l m i n g t o n , N o r t h C a r o l i n a 2 8 4 0 1 NE W H A N O V E R C O U N T Y , N O R T H C A R O L I N A BE E S A F E S T O R A G E 00 0 0 - 0 0 0 0 FI N A L D R A W I N G S RE Z O N I N G R E Q U E S T TR C TR C RM C RM C 1" = 4 0 ' N/ A CS - 1 0 1 08 / 2 2 / 2 0 1 7 SI T E D A T A PA R C E L A D D R E S S 79 5 7 M A R K E T S T . WI L M I N G T O N N C 28 4 0 5 TA X P A R C E L I D E N T I F I C A T I O N N U M B E R R0 3 6 0 0 - 0 0 3 - 0 4 2 - 0 0 6 SI T E A C R E A G E 2. 0 1 (8 7 , 5 5 6 S F ) CU R R E N T Z O N I N G D I S T R I C T O & I CU R R E N T L A N D U S E CH U R C H PR O P O S E D Z O N I N G D I S T R I C T B- 2 ( C U D ) PR O P O S E D L A N D U S E ST O R A G E F A C I L I T Y FL O O D Z O N E N/ A BU I L D I N G F L O O R A R E A 81 , 4 8 4 S F FL O O R A R E A R A T I O - B U I L D I N G F L O O R A R E A = 8 1 , 4 8 4 S F - S I T E A R E A = 8 7 , 5 5 6 S F - 8 1 , 4 8 4 / 8 7 , 5 5 6 = 0 . 9 8 0. 9 8 BU I L D I N G H E I G H T - M A X R E Q U I R E M E N T P E R Z O N I N G = 4 0 ' - I N C R E A S E H E I G H T A L L O W E D W I T H F L O O R A R E A R A T I O L E S S T H E 1 . 0 36 ' M A X BU I L D I N G S E T B A C K S RE Q U I R E D PR O V I D E D F R O N T ( 1 ) ( M A R K E T S T R E E T ) - B A S E S E T B A C K = 1 0 0 ' ( S H O D ) - 2 5 % R E D U C T I O N = 7 5 ' 75 ' - 0 " 75 ' - 0 " F R O N T ( 2 ) ( B U M P A L O N G R O A D ) - B A S E S E T B A C K = 3 5 ' ( B - 2 ) 35 ' - 0 " 42 ' - 3 " R E A R ( A L L I S A D J . T O R E S I D E N T I A L ) - B U I L D I N G H E I G H T = 3 6 ' - B A S E S E T B A C K = 1 3 4 ' - 3 " - 3 . 7 3 X 3 6 = 1 3 4 . 2 8 - R E D U C T I O N W I T H I N C R E A S E B U F F E R = 1 0 0 ' - 9 " 10 0 ' - 9 " 10 0 ' - 9 " S I D E ( A T A D J . R E S I D E N T I A L ) - B U I L D I N G H E I G H T = 3 6 ' - B A S E S E T B A C K = 9 9 ' - 2 . 7 5 X 3 6 = 9 9 - R E D U C T I O N W I T H I N C R E A S E B U F F E R = 7 4 ' - 3 " 74 ' - 3 " N/ A S I D E ( N O T A D J . T O R E S I D E N T I A L ) - B A S E S E T B A C K = 2 5 ' ( S H O D ) 25 ' - 0 " 33 ' - 6 " LA N D S C A P E B U F F E R S RE Q U I R E D PR O V I D E D R E A R - R E Q U I R E D A D J A C E N T T O R E S I D E N T I A L - B A S E W I D T H 5 0 % B U I L D I N G S E T B A C K - 1 3 4 ' - 3 " X 5 0 % = 7 4 ' - 7 " - I N C R E A S E D B U F F E R F O R S E T B A C K R E D U C T I O N = 1 0 0 ' - 9 " 10 0 ' - 9 " 10 0 ' - 9 " S I D E - R E Q U I R E D A D J A C E N T T O R E S I D E N T I A L - B A S E W I D T H 5 0 % B U I L D I N G S E T B A C K - 9 9 ' - 0 " X 5 0 % = 4 9 ' - 1 " - I N C R E A S E D B U F F E R T O S E T B A C K R E D U C T I O N = 7 4 ' - 3 " 74 ' - 3 " 74 ' - 3 " ST R E E T Y A R D L A N D S C A P I N G RE Q U I R E D PR O V I D E D F R O N T A G E ( 1 ) ( M A R K E T S T R E E T ) - P R I M A R Y F R O N T A G E R E Q U I R E S F U L L A R E A 25 ' AV E R A G E 25 ' AV E R A G E F R O N T A G E ( 2 ) B U M P A L O N G R O A D - S E C O N D A R Y F R O N T A G E R E Q U I R E S H A L F A R E A 12 . 5 ' AV E R A G E 12 . 5 ' AV E R A G E N C G R I D ( N A D 8 3 ) 0 SC A L E : 1 " = 4 0 ' ( H o r i z . ) 80 ' 40 ' 40 ' P. O . B O X 9 8 4 6 , G R E E N S B O R O , N . C . P H O N E ( 3 3 6 ) 2 7 4 - 8 5 3 1 NO T E S : 1. EX I S T I N G I N F O R M A T I O N I L L U S T R A T E D P E R N E W H A N O V E R C O U N T Y G I S 2. PR O P E R T Y B O U N D A R Y P E R D E E D B O O K 5 7 7 7 P A G E 2 3 9 2 3. TR A F F I C S T A T E M E N T O F I M P A C T - G I V E N T H E B U I L D I N G A R E A , I T I S AN T I C I P A T E D T H E P R O P O S E D D E V E L O P M E N T W I L L N O T G E N E R A T E MO R E T H A N 1 0 0 T R I P S D U R I N G T H E P E A K H O U R A N D T H E R E F O R E A TR A F F I C I M P A C T A N A L Y S I S W I L L N O T B E R E Q U I R E D . T O B E V E R I F I E D WI T H N E W H A N O V E R C O U N T Y . 4. CO N S T R U C T I O N S H A L L B E N O T B E C O N D U C T E D I N M U L T I P L E P H A S E S . BUM P ALO N G RO A D MEN D E N H A L L R D COU N T R Y H A V E N D R SWE E T W A T E R D R I V E D - 9 - 1ITEM: 1 Planning Board - September 7, 2017 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: September 7, 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 (Z17-10) – Request by Design Solutions on behalf of the property owners, Allen & Lynn Masterson and Stephen & James Miller et al, in order to rezone 7.27 acres located at the 5700 block of Carolina Beach Road from B-1, Business District, and R-15, Residential District, to (CZD) B- 2, Conditional Highway Business District, in order to expand an existing retail and warehousing business and to allow for additional uses of existing buildings located on the property. BRIEF SUMMARY: Design Solutions, on behalf of the property owners, Allen & Lynn Masterson and Stephen & James Miller et al, is requesting to rezone 7.27 acres of land located at the 5700 block of Carolina Beach Road from B-1 & R-15 to (CZD) B-2 in order to expand an existing retail and warehousing business and to allow for additional uses of existing buildings located on the property. The property is in an area of Carolina Beach Road that is zoned for commercial and residential purposes. This application proposes to expand an existing retail/warehouse business (Discount House) Specifically, the Discount House will be expanded with the addition of a 30,000 square foot warehouse building. The application would also require all the Discount House buildings to remain as a retail/warehouse use. Further, the application seeks to allow for additional land uses be permitted within two existing buildings located in the southeastern portion of the property (5717 & 5719 Carolina Beach Road). These additional uses are currently not permitted in the existing B-1 zoning district, but are permitted in the B-2 district. Overall, this application would limit the allowable uses to the following 21 uses, some of which are already permitted in the existing B-1 zoning district: Uses already permitted in the current B-1 District (will also be permitted in the proposed B-2 district): 1. Kennels 2. Veterinaries 3. Automobile Service Station 4. General Merchandise 5. Handcrafting Small Articles 6. Hardware 7. Miscellaneous Retail 8. Barber/Beauty Shop 9. Business Services 10. Personal Services 11. Watch, Clock & Jewelry Repair 12. Business & Professional Offices Additional uses to be permitted in the proposed B-2 District: ITEM: 2 Planning Board - September 7, 2017 1. General Building Contractor 2. General Contractor 3. Landscaping Contractor 4. Special Trade Contractor 5. Automobile Dealers & Truck Sales 6. Boat Dealers 7. Building Materials & Garden Supplies 8. Automobile/Boat Repair Sales 9. Automobile Rentals The applicant has provided trip generation numbers for the proposed warehouse expansion and for the additional uses that would be permitted at 5717 & 5719 Carolina Beach Road. Those numbers illustrate that the proposal will not generate more than 100 peak hour trips and therefore, a Traffic Impact Analysis was not required to be completed. The 2016 Comprehensive Land Use Plan classifies the subject property as Urban Mixed Use. This Place Type 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. Overall, the proposed rezoning is CONSISTENT with the comprehensive plan. The expansion of uses, support of existing businesses, and inclusion of multi-modal elements move the subject property closer to the ultimate vision outlined in the Future Land Use Map and assist in meeting the plan’s goals for the Urban Mixed Use place type. 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 approval of the application with conditions and suggests the following motion: Motion to recommend approve, as the Board finds that this request for a zoning map amendment of 7.27 acres from the B-1 and R-15 Zoning District to a Conditional Highway Business Zoning District, as described is: 1.Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal will support business success and expand commercial services to surrounding residents. 2.Reasonable and in the public interest because the proposal will allow for the expansion of businesses that have provided commercial services to the surrounding residents. Conditions: 1.The building materials retail use (Discount House) shall be limited to the below hours of operation. No deliveries to the warehouse shall occur outside of the listed hours. Monday-Friday 7:00am to 6:00pm Saturday 9:00am to 3:00pm Sunday ITEM: 2 Planning Board - September 7, 2017 Closed 2.A 20-foot-wide easement shall be dedicated to the County along Carolina Beach Road for the purposes of installing a future multi-use path in accordance with the Wilmington/NHC Comprehensive Greenway Plan. 3.Land uses of the existing and proposed buildings shall be limited to those indicated on the site plan. ATTACHMENTS: Z17-10 Script for PB Z17-10 Staff Summary Z17-10 Neighboring Properties Map Z17-10 Zoning Map Z17-10 Future Land Use Map Applicant Materials Cover Sheet Z17-10 Application Proposed Site Plan Z17-10 Proposed Site Plan ITEM: 2 Planning Board - September 7, 2017 SCRIPT for Conditional Zoning District Application (Z17-10) Request by Design Solutions on behalf of the property owners, Allen & Lynn Masterson and Stephen & James Miller et al, in order to rezone 7.27 acres located at the 5700 block of Carolina Beach Road from B-1, Business District, and R-15, Residential District, to (CZD) B-2, Conditional Highway Business District, in order to expand an existing retail and warehousing business and to allow for additional uses of existing buildings located on the property. 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 approve, as the Board finds that this request for a zoning map amendment of 7.27 acres from the B-1 and R-15 Zoning District to a Conditional Highway Business Zoning District, as described is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal will support business success and expand commercial services to surrounding residents. 2. Reasonable and in the public interest because the proposal will allow for the expansion of businesses that have provided commercial services to the surrounding residents. Conditions: 1. The building materials retail use (Discount House) shall be limited to the below hours of operation. No deliveries to the warehouse shall occur outside of the listed hours. a. Monday-Friday i. 7:00am to 6:00pm b. Saturday i. 9:00am to 3:00pm c. Sunday i. Closed 2. A 20-foot wide easement shall be dedicated to the County along Carolina Beach Road for the purposes of installing a future multi-use path in accordance with the Wilmington/NHC Comprehensive Greenway Plan. 3. Land uses of the existing and proposed buildings shall be limited to those indicated on the site plan. - 1 - 1ITEM: 2 Planning Board - September 7, 2017 Alternative Motion for Approval/Denial: Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment of 7.27 acres from the B-1 and R-15 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 - 2ITEM: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 1 of 9 STAFF SUMMARY OF Z17-10 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z17-10 Request: Conditional B-2 Zoning District in order to expand an existing retail and warehousing business and to allow for additional uses of existing buildings located on the property. Applicant: Property Owner(s): Cindee Wolf of Design Solutions Allen & Lynn Masterson; Stephen & James Miller et al. Location: Acreage: 5700 block of Caroline Beach Road 7.27 acres PID(s): Comp Plan Place Type: R07600-004-047-000; R07600-004-045-001; R07600-004-053-000; R07600-004-075-000; R07600-004-045-000 Urban Mixed Use Existing Land Use: Proposed Land Use: Retail/Warehouse/General Commercial Retail/Warehouse/Office/General Commerical Current Zoning: Proposed Zoning: B-1 & R-15 (CZD) B-2 - 2 - 1ITEM: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 2 of 9 SURROUNDING AREA LAND USE ZONING North Retail, Single-family residential (CUD) B-1, R-15 East Undeveloped R-15 South Rehabilitation Center R-15 West Undeveloped, Single-family residential R-15 ZONING HISTORY April 7, 1971 Initially zoned R-15 (Area 4) March 1, 1982 Approximately 4 acres of the property was rezoned to B-1 (Z-126) July 7, 2003 Approximately 1 acre of the property was rezoned to B-1 (Z-766) COMMUNITY SERVICES Water/Sewer CFPUA water and sewer services are available, however the proposed warehouse will not have restroom facilities. Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire District, New Hanover County Myrtle Grove Schools Bellamy Elementary, Codington Elementary, Murray Middle, and Ashley High Schools Recreation Myrtle Grove Athletic Complex & Arrowhead Park - 2 - 2ITEM: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 3 of 9 CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Proposed Site Plan  This application proposes to expand an existing retail/warehouse business (Discount House) and allow for additional land uses on the property. Specifically, the Discount House will be expanded with the addition of a 30,000 square foot warehouse building. The application would also require all the Discount House buildings to remain as a retail/warehouse use.  The application also requests that additional land uses be allowed within two existing buildings located in the southeastern portion of the property (5717 & 5719 Carolina Beach Road). These additional uses are currently not permitted in the existing B-1 zoning district, but are permitted in the B-2 district. Overall, this application would limit the allowable uses to the following 21 uses, some of which are already permitted in the existing B-1 zoning district: Uses To Be Allowed at 5717 & 5719 Carolina Beach Road Uses already permitted in the current B-1 district (will also willbe permitted in proposed B-2 district) Additional uses to be permitted in the proposed B-2 district 1. Kennels 1. General Building Contractor 2. Veterinaries 2. General Contractor 3. Automobile Service Station 3. Landscaping Contractor 4. General Merchandise 4. Special Trade Contractor 5. Handcrafting Small Articles 5. Automobile Dealers & Truck Sales 6. Hardware 6. Boat Dealers 7. Miscellaneous Retail 7. Building Materials & Garden Supplies 8. Barber/Beauty Shop 8. Automobile/Boat Repair Sales 9. Business Services 9. Automobile Rentals 10. Personal Services 11. Watch, Clock & Jewelry Repair 12. Business & Professional Offices - 2 - 3ITEM: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 4 of 9 TRANSPORTATION  Access is provided to the subject property by Carolina Beach Road (US 421). A driveway permit from NCDOT is required for the proposed development.  The NC State Transportation Improvement Program includes a project (U-5790) that will widen the adjacent portion of Carolina Beach Road and construct a flyover at the intersection of College Road and Carolina Beach Road.  The NHC/City of Wilmington Greenway Plan recommends that a greenway be installed along the eastern side of the adjacent portion of Carolina Beach Road. Trip Generation LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK Warehousing (150) 30,000 square feet 9 10 Offices (170)* 12,000 square feet 19 18 Building Material Sales (812)* 12,000 square feet 31 54 - 2 - 4ITEM: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 5 of 9 Hardware & Paint (816)* 12,000 square feet 13 58 Apparel Store (876)* 12,000 square feet 12 46 * Demonstrates land uses that could occupy the existing buildings at 5717 & 5719 Carolina Beach road. Trips are based off the respective land use occupying 100% of the buildings.  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. Traffic Count – April 2017 Road Location Volume Capacity V/C LOS Carolina Beach Road US 421 south of Monkey Junction 57,345 29,300 1.96 F ENVIRONMENTAL  The property does not contain any Special Flood Hazard Areas, wetlands, or Natural Heritage Areas.  The subject property is within the Mott Creek (C;Sw) watershed.  Soils on the property consist mostly of Class I (suitable/slight Limitation) soils, Class III soils (severe limitation), and Class IV soils (unsuitable), 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: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 6 of 9 Future Land Use Map Place Type Urban Mixed Use 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 As the proposed rezoning is the expansion of an existing business and the use of existing commercial structures, it does not increase density or include many of the urban design components recommended for new development and redevelopment in this place type, especially in areas in Growth Nodes. However, the rezoning will allow for an expansion of uses in the existing commercial structures on the southern property, potentially increasing its mix of uses, and includes multi-modal components. The expanding variety of uses and compact expansion of existing uses is CONSISTENT with the place type, and elements have been incorporated into the proposal that will increase multi-modal access, transitioning the properties closer to the ultimate vision of the comprehensive plan. 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: While no specific implementation strategies or guidelines outlined for this goal are applicable to the proposed rezoning, the ability for existing businesses to expand and for commercial properties to be efficiently used by appropriate businesses will serve to support business success and a vibrant economy. The proposed rezoning is CONSISTENT with this goal. 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 comprehensive plan recommends encouraging infill on vacant tracts, redevelopment of single uses, and redevelopment of aging corridors as strategies to meet this goal. The proposed rezoning will allow a larger mix of uses on the subject properties as recommended. However, implementation guidelines that recommend greater connectivity and increased density in Growth Nodes are not advanced by the proposal. The site plan includes no new connections with adjacent properties, and the warehouse and stormwater facility will increase the barrier between the commercial area and adjacent residential developments. The proposed rezoning is PARTIALLY CONSISTENT with this goal. - 2 - 6ITEM: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 7 of 9 Goal V: Revitalize commercial corridors and blighted areas through infill and redevelopment Desired Outcome: Strong existing neighborhoods and corridors where the highest and best uses are promoted in an effort to increase economic revitalization Consistency Analysis: The proposed rezoning is less a redevelopment of the existing site than a business expansion. The proposed rezoning would allow a greater variety of commercial uses for the subject properties, so it is PARTIALLY CONSISTENT with this goal. 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: To meet this goal, the comprehensive plan recommends requiring sidewalks in new development and redevelopment, bicycle and pedestrian linkages, and concentrated densities in designated growth nodes. The proposed development is primarily a reuse of the existing property and does not include large-scale bicycle and pedestrian improvements or increased density. Because the proposed rezoning does include a 20-foot pedestrian and non-vehicular access easement to allow for a future multi-use path, it is PARTIALLY CONSISTENT with this goal. Goal IX: Promote environmentally responsible growth Desired Outcome: Development that accommodates population growth while minimizing negative impacts on natural resources Consistency Analysis: The comprehensive plan encourages the use of previously developed sites in order to reduce the ongoing use of undeveloped land for new and expanding businesses. Allowing business expansion and an increased variety of commercial opportunities on the subject properties is CONSISTENT with this goal. 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 addition of stormwater facilities and retention of natural vegetative buffers are CONSISTENT with this goal. Goal XVI: Increase public safety by reducing crime through the built environment Desired Outcome: New development patterns that focus on increased public safety - 2 - 7ITEM: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 8 of 9 Consistency Analysis: The proposed multi-use path easement along the front of the subject properties will eventually help to increase the natural surveillance and activity support of the site—both principles in reducing crime through the built environment. Overall, the proposal is CONSISTENT with this goal. 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: Two methods for reaching this goal outlined in the comprehensive plan include the connection of parking lots/developments and provision of sidewalks, multi-purpose paths, and/or easements for multi-use paths consistent with the Greenway Master Plan. The proposed easement along the front of the property will assist in meeting this plan goal. Also, formalizing the access between the front parking lot in front of the 5,560 square foot commercial structure to the southwest and the parking lot to its rear increases connectivity between the properties, making the project CONSISTENT with this comprehensive plan goal and also improves the safety for vehicle movements between the properties. Goal XXI: Ensure NHC remains in attainment for air quality, in support of clean air and improved health outcomes in support of continued growth Desired Outcome: New Hanover County to remain in attainment for air quality to protect public health and retain and attract development and industries Consistency Analysis: An increased mix of uses and inclusion of the multi-use path easement may help to reduce the number of vehicle miles travelled. Because of this, while the proposed development does not increase density, it is PARTIALLY CONSISTENT with this comprehensive plan goal. Staff Consistency Recommendation Overall, the proposed rezoning is CONSISTENT with the comprehensive plan. The expansion of uses, support of existing businesses, and inclusion of multi-modal elements move the subject property closer to the ultimate vision outlined in the Future Land Use Map and assist in meeting the plan’s goals for the Urban Mixed Use place type. - 2 - 8ITEM: 2 Planning Board - September 7, 2017 Z17-10 Staff Summary PB Page 9 of 9 STAFF RECOMMENDATION Staff recommends approval of the application with conditions. Staff concludes that the application is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal will support business success and expand commercial services to surrounding residents. 2. Reasonable and in the public interest because the proposal will allow for the expansion of businesses that have provided commercial services to the surrounding residents. Conditions: 1. The building materials retail use (Discount House) shall be limited to the below hours of operation. No deliveries to the warehouse shall occur outside of the listed hours. a. Monday-Friday i. 7:00am to 6:00pm b. Saturday i. 9:00am to 3:00pm c. Sunday i. Closed 2. A 20-foot wide easement shall be dedicated to the County along Carolina Beach Road for the purposes of installing a future multi-use path in accordance with the Wilmington/NHC Comprehensive Greenway Plan. 3. Land uses of the existing and proposed buildings shall be limited to those indicated on the site plan. - 2 - 9ITEM: 2 Planning Board - September 7, 2017 ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! 106 1101 1103 6102 5719 5676 5725 5632 5638 5831 5677 5715 5723 1052 1028 1016 5701 1017 5705 5700 5670 1021 1040 1022 10351029 5740 5664 5801 1051 5717 1043 5711 5703 1012 1046 5713 5709 5704 CAROLINA BEACH RD JULIA DR PINER RD LY D D E N R D V A L L I E L N THE KINGS HWY PRIVATE WISHING WELL LN LEVIS LN TISBURY LN WATERMILL WAY SALTEE WAY P E P P E R H IL L L N BROWN PELICAN LN S A N D E R S R D S E N T R Y O A K S D R SR-2501 JOHN HENRY DR R O W S L E Y S T MYRTLE GARDENS DR BREWSTER LN MISTY MORNING LN STILLPOND RD HANNA DR CLAREMONT CT STAR HARBOR RD HORNDALE DR GRANBY ST DRAYTON CT O V E R L A N D C T K E E N A N R H Y S C T ONYX CT PRIVATE CAROLINA BEACH RD PRIVATE PRIVATE PRIVATE P R I V A T E PRIVATE PRIVATE PRIVATE PRIVATE PRIVATE PRIVATE PRIVATE 1,000 Feet ®HNC Z17-10 R-15 B-2 B-1 O&I R-10 CUD B-2 CUD B-1 CAROLINA BEACH RD LEVIS LN PRIVATE ROSA PARKS LN PRIVATE Z17 -10 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 -1 0 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 : 5 7 0 0 b l o c kCarolina B e a c h R d B -1 /R -1 5 /W a r e h o u s i n g /Re t a i l /U n d e v e l o p e d (C Z D ) B -2 /Wa r e h o u s i n g 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 TYPE106GRAND CHAMPION RD1012ROSA PARKS LN1016ROSA PARKS LN1017ROSA PARKS LN1021ROSA PARKS LN1022ROSA PARKS LN1028ROSA PARKS LN1029ROSA PARKS LN1035ROSA PARKS LN1040ROSA PARKS LN1043ROSA PARKS LN1046ROSA PARKS LN1051ROSA PARKS LN1052ROSA PARKS LN1101CANOPYWAY1103CANOPYWAY5632JOHN HENRY DR5638JOHN HENRY DR5664CAROLINA BEACH RD5670CAROLINA BEACH RD5676CAROLINA BEACH RD5677CAROLINA BEACH RD5700CAROLINA BEACH RD5701CAROLINA BEACH RD5703CAROLINA BEACH RD5704CAROLINA BEACH RD5705CAROLINA BEACH RD5709CAROLINA BEACH RD5711CAROLINA BEACH RD5713CAROLINA BEACH RD5715CAROLINA BEACH RD5717CAROLINA BEACH RD5719CAROLINA BEACH RD5723CAROLINA BEACH RD5725CAROLINA BEACH RD5740LOBOSLN5801CAROLINA BEACH RD5831CAROLINA BEACH RD6102SWEET GUM DR6242SWEET GUM DR- 3 - 1ITEM: 2 Planning Board - September 7, 2017 R-15 B-2R-10 CUD B-1 B-1 O&I CUD B-2 CUD O&I JULIA DR V A L L I E L N CAROLINA BEACH RD LY D D E N R D S A N D E R S R D TISBURY LN THE KINGS HWY H A N N A D R PINER RD GRAND CHAMPION RD LEVIS LN SALTEE WAY P E P P E R H IL L L N BROWN PELICAN LN G L E N E L L E N R D JAC O B M O T T D R M O T T S F O R E S T R D S E N T R Y O A K S D R SR-2501 PRIVATE JOHN HENRY DR R O W S L E Y S T BREWSTER LN MYRTLE GARDENS DR WATERMILL WAY ROSA PARKS LN MISTY MORNING LN STILLPOND RD CLAREMONT CT KING DAVID CT GRANBY ST DRAYTON CT D R A G O N S E Y E C T O V E R L A N D C T K E E N A N R H Y S C T PETITE CT ONYX CT CAROLINA BEACH RD PRIVATE PRIVATE PRIVATE PRIVATE PRI VATE PRIVATE PRIVATE P R I V A T E PRIVATE PRIVATE PRIV ATE 1,000 Feet ®HNC Z17-10 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 -1 0 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 : 5 7 0 0 b l o c kCarolina B e a c h R d B -1 /R -1 5 /W a r e h o u s i n g /Re t a i l /U n d e v e l o p e d (C Z D ) B -2 /Wa r e h o u s i n g Sewer Collector Water Distribution Main- 4 - 1ITEM: 2 Planning Board - September 7, 2017 URBAN MIXED USE GEN ERA L R ESID ENT IAL JULIA DR V A L L I E L N CAROLINA BEACH RD LY D D E N R D S A N D E R S R D TISBURY LN THE KINGS HWY H A N N A D R PINER RD GRAND CHAMPION RD LEVIS LN SALTEE WAY P E P P E R H IL L L N BROWN PELICAN LN G L E N E L L E N R D JAC O B M O T T D R M O T T S F O R E S T R D S E N T R Y O A K S D R SR-2501 PRIVATE JOHN HENRY DR R O W S L E Y S T BREWSTER LN MYRTLE GARDENS DR WATERMILL WAY ROSA PARKS LN MISTY MORNING LN STILLPOND RD CLAREMONT CT KING DAVID CT GRANBY ST DRAYTON CT K A T H L E E N D R D R A G O N S E Y E C T O V E R L A N D C T K E E N A N R H Y S C T PETITE CT ONYX CT CAROLINA BEACH RD PRIVATE PRIVATE PRIVATE PRIVATE PRI VATE PRIVATE PRIVATE P R I V A T E PRIVATE PRIVATE PRIV ATE 1,000 Feet ®HNC Z17-10 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 -1 0 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 : 5 7 0 0 b l o c kCarolina B e a c h R d B -1 /R -1 5 /W a r e h o u s i n g /Re t a i l /U n d e v e l o p e d (C Z D ) B -2 /Wa r e h o u s i n g - 5 - 1ITEM: 2 Planning Board - September 7, 2017 APPLICANT MATERIALS - 6 - 1ITEM: 2 Planning Board - September 7, 2017 Page 3 of 7 Conditional Zoning District Application – Updated 5/2017 NEW HANOVER COUNTY_______________________ DEPARTMENT OF PLANNING & LAND USE 230 Government Center Drive, Suite 110 Wilmington, North Carolina Telephone (910) 798-7165 FAX (910) 798-7053 planningdevelopment.nhcgov.com CONDITIONAL ZONING DISTRICT Application Applicant/Agent Information Property Owner(s) If different than Applicant/Agent Name Owner Name Company Owner Name 2 Address Address City, State, Zip City, State, Zip Phone Phone Email Email Subject Property Information Address/Location Parcel Identification Number(s) Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification Application Tracking Information (Staff Only) Case Number Date/Time received: Received by: CINDEEWOLF DESIGNSOLUTIONS POBOX7221 WILMINGTON,NC28406 910-620-2374 CWOLF@LOBODEMAR.BIZ ALLEN&LYNNMASTERSON STEPHEN&JAMESMILLERETAL (SEEATTACHEDOWNERS'LIST) (SEEATTACHEDOWNERS'LIST) MASTERSON/910-799-6391MILLER/910-471-9025 ALANDLYNN@GMAIL.COM/STEVO427@BELLSOUTH.NET 5709,5711,5713,5717&5719CAROLINABEACHROAD 313418.40.1465,4306,5179,6163,4121&1350 13.50AC.+/- B-1&R-15/RETAILBUILDINGSUPPLIES&MISCELLANEOUSCOMMERCIALENTERPRISES URBANMIXED-USE - 7 - 1ITEM: 2 Planning Board - September 7, 2017 Page 4 of 7 Conditional Zoning District Application – Updated 5/2017 Proposed Zoning, Use(s), & Narrative Proposed Conditional Zoning District: ______________________ Total Acreage of Proposed District: __________ Only uses allowed by right in the corresponding General Use District are eligible for consideration within a Conditional Zoning District. Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the district, and a project narrative (please provide additional pages if needed). ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ Proposed Condition(s) Within a Conditional Zoning District, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding General Use District regulations may be added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process. ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ B-2 7.27ac. THEDISCOUNTHOUSEHASBEENABUILDINGSUPPYOUTLETFORMANYYEARSANDGROWNWITHTIME. CURRENTLYSPACEISLIMITEDFORSTOCKMERCHANDISEANDTHATTRANSLATESINTOMOREDELIVERIESOFA SMALLERSIZE.THEINTENTOFTHEWAREHOUSEISTOPROVIDEBULKSTORAGEFORBENEFITOFCOSTSAND TOMAXIMIZETHEEFFICIENCYOFFULL-TRUCKDELIVERIES.THISTYPEANDSIZEOFBUSINESSISMORE CONSISTENTWITHTHEB-2/HIGHWAYBUSINESSDISTRICT.THEZONINGCHANGEWILLALLOWTHENEEDED WAREHOUSEUSE. 5717&5719CAROLINIABEACHRD.HAVEHADAVARIETYOFUSERSOVERTHEYEARS.THEFRONTAGE ALONGTHEBUSYHIGHWAYCORRIDORMAKESTHESITEATTRACTFORSOMEMOREINTENSIVECOMMERCIAL USES,BUTTHEB-1ZONINGHASLIMITEDSOMEPOTENTIALBUSINESSES.THEPROPOSEDCHANGEOFZONING WOULDEXPANDTHELISTOFBUSINESSESTHATCOULDOCCUPYTHEEXISTINGSTRUCTURES. **THEDISCOUNTHOUSEHASOPERATIONHOURSOF7:00A.M.TO6:00P.M.MONDAYTHRUFRIDAY9:00A. M.TO3:00P.M.SATURDAY.THEBUSINESSISCLOSEDONSUNDAY.DELIVERIESTOTHEWAREHOUSEWOULD BELIMITEDTOTHOSENORMALBUSINESSHOURSONLY. **REFERENCETHELIMITEDLISTOFPROPOSEDUSESFOR5717&5719CAROLINABEACHRDONTHEPLAN. - 7 - 2ITEM: 2 Planning Board - September 7, 2017 Page 5 of 7 Conditional Zoning District Application – Updated 5/2017 Traffic Impact Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of the Institute of Transportation Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this application. ITE Land Use: _________________________________________________________________________________ Trip Generation Use and Variable (gross floor area, dwelling units, etc.): __________________________________ AM Peak Hour Trips: ___________________________ PM Peak Hour Trips: ______________________________ CONSIDERATION OF A CONDITIONAL ZONING DISTRICT The Conditional Zoning District procedure is established to address situations where a particular land use would be consistent with the New Hanover County Land Use Plan and the Zoning Ordinance objective and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of very dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community-at-large. The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Use Zoning District meets the following criteria. 1. How would the requested change be consistent with the County’s policies for growth and development? (For example: the Comprehensive Plan and applicable small area plans) _____________________________________________________ _____________________________________________________ _____________________________________________________ _____________________________________________________ 2. How would the requested Conditional Zoning District be consistent with the property’s classification on the Future Land Use Map located within the Comprehensive Plan? _____________________________________________________ _____________________________________________________ _____________________________________________________ _____________________________________________________ 3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is the land involved unsuitable for the uses permitted under the existing zoning? _____________________________________________________ _____________________________________________________ _____________________________________________________ _____________________________________________________ WAREHOUSING /ITE150**(Seeattachedsupplementforexampleusesonadjacenttracts) 30,000SFGFA 910 POLICIESFORGROWTHANDDEVELOPMENTENCOURAGECONTINUEDEFFORTSTOATTRACTAND RETAINBUSINESSES.THEPROPOSALISTOPROVIDEWAREHOUSINGFORANEXISTINGBUILDING SUPPLIESBUSINESSANDALSOTOADDSOMEPOTENTIALUSESTOACURRENTLYUNDER-USED ADJACENTPROPERTY. THEURBANMIXED-USEPLACETYPEISINTENDEDTOPROVIDEFORMOREINTENSIVEDEVELOPMENT BASEDUPONLANDUSEPLANNINGFOROPTIMUMEFFCIENCYINLANDUTILIZATION. THEUSESALLOWEDINTHEB-1ZONINGDISTRICTARETOOLIMITINGFORBUSINESSESINTERESTEDIN OCCUPYINGTHEPROPERTY.CAROLINABEACHROADISAMAJORBUSINESSCORRIDOR.THEB-2/ HIGHWAYBUSIINESSDISTRICTISMOREAPPROPRIATE. - 7 - 3ITEM: 2 Planning Board - September 7, 2017 - 7 - 4ITEM: 2 Planning Board - September 7, 2017 - 7 - 5ITEM: 2 Planning Board - September 7, 2017 - 7 - 6ITEM: 2 Planning Board - September 7, 2017 - 7 - 7ITEM: 2 Planning Board - September 7, 2017 Traffic Impact Worksheet    Example Trip Generation Calculations: Reference:  Institute of Transportation Engineers          Trip Generation Rates (8th Edition)    ** 12,000 s.f. ‐ existing floor area in two (2) buildings    Offices ‐ ITE (710)  [Trips/KSF2]         Avg. Rate    Total Trips    A.M. Peak       1.55        19  P.M. Peak       1.49        18      Building Materials Sales – ITE (812)  [Trips/KSF2]         Avg. Rate    Total Trips    A.M. Peak       2.60             31  P.M. Peak       4.49        54      Hardware & Paint ‐ ITE (816)  [Trips/KSF2]         Avg. Rate    Total Trips    A.M. Peak       1.08             13  P.M. Peak       4.84        58      Apparel Store ‐ ITE (876)  [Trips/KSF2]         Avg. Rate    Total Trips    A.M. Peak       1.00             12  P.M. Peak       3.83        46      ____________________________________________________________    Trips do not exceed (<) 100 during either peak period  **  No TIA Required   **    - 7 - 8ITEM: 2 Planning Board - September 7, 2017 - 7 - 9 IT E M : 2 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 CZD Petition Property Owners' List NameAddressCityStateZipProperty AddressTaxParcel ID Lynn C MastersonPO Box 156Kure BeachNC284495709 Carolina Beach Rd313418.40.1465 Allen L & Lynn C MastersonPO Box 156Kure BeachNC284495711 Carolina Beach Rd313418.40.4306 Lynn C MastersonPO Box 156Kure BeachNC284495713 Carolina Beach Rd313418.40.5179 Allen L MastersonPO Box 156Kure BeachNC284495713 Carolina Beach Rd313418.40.6163 Stephen M Miller etal301 Raleigh St., Unit 101WilmingtonNC28412 5717 Carolina Beach Rd313418.40.4121 Stephen M Miller etal301 Raleigh St., Unit 101WilmingtonNC28412 5757 Carolina Beach Rd313418.40.1350 - 7 - 10ITEM: 2 Planning Board - September 7, 2017 - 7 - 1 1 IT E M : 2 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 Revised: August 17, 2017    Legal Description of  Conditional Zoning District Petition for  5709, 5711, part of 5713, 5717 & 5719 Carolina Beach Road      Beginning at a point in the eastern boundary of Carolina Beach Road (U.S. Hwy. 421), a 160  public right‐of‐way; said point being the southwest corner of “Tract 1 – Thomas Whitfield  Tract,” recorded among the land records of the New Hanover County Registry in Map Book 6, at  Page 103; and running thence:    South 63035’00” East, 950.00 feet to a point; thence  South 26028’00” West, 165.26 feet to a point; thence  North 63032’00” West, 153.84 feet to a point; thence  South 26028’00” West, 250.00 feet to a point; thence  North 63032’00” West, 400.00 feet to a point; thence  North 29029’00” East, 104.00 feet to a point; thence  North 63032’00” West, 418.00 feet to a point in the eastern boundary of Carolina Beach Road;   thence with that right‐of‐way,  North 29029’00” East, 311.00 feet to the point and place of beginning, containing 7.27 acres,  more or less.    - 7 - 12ITEM: 2 Planning Board - September 7, 2017 REPORT OF COMMUNITY MEETING REQUIRED BY NEW HANOVER COUNTY ZONING ORIDINANCE FOR CONDITIONAL DISTRICT REZONINGS Location: 5709, 5711, 5713, 5717 & 5757 Carolina Beach Road Proposed Zoning: B-1 & R-15 to (CZD) B-2 The undersigned hereby certifies that written notice of a community meeting on the above zoning application was given to the adjacent property owners set forth on the attached list by first class mail, and provided to the Planning Department for notice of the Sunshine List on July 19, 2017 . A copy of the written notice is also attached. The meeting was held at the following time and place: Thursday, August 3, 2017; 6:00 p.m.; Best Western Plus-Wilmington, 5600 Carolina Beach Road. The persons in attendance at the meeting were: Reference attached sign-in List The following issues were discussed at the meeting: A brief synopsis of the proposed development and of the conditional district rezoning process was given. A variety of questions were answered concerning stormwater management, buffer standards, hours of operation & limitation on delivery times. As a result of the meeting, the following changes were made to the rezoning petition: None Date: August 7, 2017 Applicant: Design Solutions By: Cindee Wolf - 7 - 13ITEM: 2 Planning Board - September 7, 2017 - 7 - 14ITEM: 2 Planning Board - September 7, 2017 - 7 - 15ITEM: 2 Planning Board - September 7, 2017 - 7 - 1 6 IT E M : 2 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 OW N 1 M A P I D O W N E R _ S T R O W N _ C I T Y _ S T P H Y S _ A D D R AF T E W   P R O P E R T I E S   L L C 3 1 3 4 1 8 . 3 0 . 5 8 2 2 . 0 0 0 2 0 2 0   C H U R C H I L L   D R   S     W I L M INGTON NC 284035632   JOHN HENRY DR   AL E X A N D E R   S T E P H E N 3 1 3 4 1 8 . 4 0 . 4 5 2 0 . 0 0 0 1 3 7   2 4 9 T H   S T       J A M A I C A   N Y   1 1 4221012   ROSA PARKS LN   BO Y K I N   L E N A   B U I E 3 1 3 4 1 8 . 4 0 . 7 7 2 6 . 0 0 0 1 0 2 1   R O S A   P A R K S   L N       W I L M I N G T ON NC 284091021   ROSA PARKS LN   CA R E N B A U E R   W I L L I A M   L 3 1 3 4 1 8 . 3 0 . 4 0 4 8 . 0 0 0 6 1 4 0   C A R O L I N A   B E A C H   R D       31 W I L M I N G T O N   N C   2 8 4 1 2 1 0 6       G R A N D   C H A M P I O N   R D     CO R T E S ‐ R O S A L E S   R E Y N A   E T A L 3 1 3 4 1 8 . 4 0 . 8 7 2 2 . 0 0 0 1 0 2 5   R O S A   P A R K S   L N       W I L M I N G T O N   N C   2 8 4 0 9 1 0 2 9       R O S A   P A R K S   L N     DI N K I N S   B A R B A R A 3 1 3 4 1 8 . 4 0 . 5 5 8 1 . 0 0 0 1 0 1 7   R O S A   P A R K S   L N       W I L M I N G T O N NC 284091022   ROSA PARKS LN   HA S S E L L   W   W   S R   L I F E   E S T A T E 3 1 3 4 1 9 . 5 0 . 3 1 7 8 . 0 0 0 3 7 9 6   A S H L E Y   P H O S P H A TE   R D       C H A R L E S T O N   S C   2 9 4 1 8 1 0 5 2       R O S A   P A R K S   L N     HA Y W O O D   M A R Y   D I N K I N S   H R S 3 1 3 4 1 8 . 4 0 . 0 1 9 8 . 0 0 0 5 7 2 3   C A R O L I N A   B E A C H   R D      W I L M I N G T O N   N C   2 8 4 1 2 5 7 2 3       C A R O L I N A   B E A C H   R D     HE N R Y   W I L L I A M   E   M A R Y   G 3 1 3 4 1 9 . 5 0 . 1 5 8 8 . 0 0 0 7 3 0   P E L H A M   R D       # 1 C N E W   ROCHELLE NY 108051043   ROSA PARKS LN   HO O S I E R   D A D D Y   L L C 3 1 3 3 0 7 . 5 8 . 5 7 2 4 . 0 0 0 6 0 2 5   T A R I N   R D       W I L M I N G T O N   N C 284096233  SWEET GUM DR  JA M E S   K E N N E T H   A L B E R T   E T A L 3 1 3 4 1 8 . 4 0 . 3 9 6 4 . 0 0 0 5 6 7 7   C A R O L I N A   B E A C H   RD       W I L M I N G T O N   N C   2 8 4 1 2 5 6 7 7       C A R O L I N A   B E A C H   R D     JO H N S O N   M E L V I N   E T A L 3 1 3 4 1 9 . 5 0 . 0 3 3 4 . 0 0 0 2 8 1   U N I O N   B E T H E L   R D       H A M P STEAD NC 284431040   ROSA PARKS LN   ME L V I N   A N T H O N Y   W   V A L E R I E   J 3 1 3 4 1 8 . 4 0 . 9 6 3 7 . 0 0 0 7 8 3 0   R I V E R   R D       W I L MINGTON NC 284121035   ROSA PARKS LN   MI L L S   I R E N E 3 1 3 3 0 6 . 3 9 . 9 5 8 5 . 0 0 0 5 8 0 1   C A R O L I N A   B E A C H   R D       W I L M I N G T O N NC 284125801   CAROLINA BEACH RD   MU L L E N   P A T R I C I A   M 3 1 3 4 1 8 . 3 0 . 7 7 9 6 . 0 0 0   P O   B O X   4         C A R O L I N A   B C H   N C  284285704   CAROLINA BEACH RD   NI X O N   D O R O T H Y   L 3 1 3 4 1 8 . 4 0 . 2 6 2 4 . 0 0 0 4 6 2 0   P A T R I C K   A V E       W I L M I N G T O N   NC 284035703   CAROLINA BEACH RD   NI X O N   J A M E S   R   B E R T I A   L 3 1 3 4 1 8 . 4 0 . 2 7 5 2 . 0 0 0 1 5 5 5   5 3   H W Y   E     B U R G A W   N C 284255701   CAROLINA BEACH RD   OH I   A S S E T   N C   W I L M I N G T O N   L L C 3 1 3 3 0 6 . 4 9 . 3 8 2 0 . 0 0 0 3 0 3   I N T E R N A T I O N A L   CI R     S T E   2 0 0 H U N T   V A L L E Y   M D   2 1 0 3 0 5 7 2 5       C A R O L I N A   B E A C H   R D     RO S S   V O N Z E N I A   A 3 1 3 4 1 9 . 5 0 . 5 4 1 3 . 0 0 0 9 2 5   S E A B R E E Z E   R D   N     W I L M I N G T O N  NC 284091055   ROSA PARKS LN   ST E V E N S   M A B L E   E V A N G E L I N E   H E I R S 3 1 3 4 1 8 . 4 0 . 3 8 3 6 . 0 0 0 5 7 1 5   C A R O L I N A   B EA C H   R D       W I L M I N G T O N   N C   2 8 4 1 2 5 7 1 5       C A R O L I N A   B E A C H   R D     TA Y L O R   D O N O V A N   J R   T H E L M A 3 1 3 4 1 8 . 4 0 . 4 6 5 1 . 0 0 0 7 6 0 0   S C O U T   C A M P   H A T I L A  R D       W I L M I N G T O N   N C   2 8 4 0 9 1 0 1 6       R O S A   P A R K S   L N     - 7 - 1 7 IT E M : 2 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz Transmittal July 19, 2017 To: Adjacent Property Owners From: Cindee Wolf Re: 5709 – 5717 Carolina Beach Road Discount House, U-Haul & Pelicans Roost My clients are interested in expanding the potential uses within these commercial tracts and adding a warehouse to the Discount House complex. The parcels are within the proximity of your property. This proposal would require a Conditional Zoning District approval from New Hanover County. A Conditional Zoning District allows particular uses to be established only in accordance with specific standards and conditions pertaining to each individual development project. Essentially, this means that only that use, structures and layout of an approved proposal can be developed. The County requires that the developer hold a meeting for all property owners within 500 feet of the tract boundary, and any and all other interested parties. This provides neighbors with an opportunity for explanation of the proposal and for questions to be answered concerning project improvements, benefits and impacts. A meeting will be held on Thursday, August 3rd, 6:00 p.m. at the Best Western Plus – Wilmington, 5600 Carolina Beach Road. If you cannot attend, you are also welcome to contact me at telephone # 910-620-2374, or email cwolf@lobodemar.biz with comments and/or questions. We appreciate your interest in the project and look forward to being a good neighbor and an asset to the community. - 7 - 18ITEM: 2 Planning Board - September 7, 2017 - 7 - 1 9 IT E M : 2 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 PROPOSED SITE PLAN - 8 - 1ITEM: 2 Planning Board - September 7, 2017 - 9 - 1ITEM: 2 Planning Board - September 7, 2017 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: September 7, 2017 REGULAR ITEM: DEPARTMENT: PRESENTER(S): Ben Andrea, Current Planning & Zoning Supervisor CONTACT(S): Ben Andrea; and Ken Vafier, Planning Manager SUBJECT: Public Hearing Special Use Permit Request (S17-03) - Request by Design Solutions on behalf of the property owner, Church of God of Prophecy, for a Special Use Permit in order to operate a personal care facility on 6.87 acres of land located at 1380 N. College Road. BRIEF SUMMARY: Design Solutions, applicant, on behalf of Church of God of Prophecy is requesting a Special Use Permit for the operation of a Personal Care Facility on a 6.87 acre site located at 1380 N. College Road. The site has historically been used as a church and included a day care facility for the past several years. The site has three existing buildings that will be used. Additional improvements to the site will include one building expansion, and improved driveway, increased parking supply, improved internal vehicular circulation, stormwater management, improved landscaping and buffering, and provisions for a future bicycle and pedestrian path along N. College Road. The use consists of a facility offering a multitude of care and recreation for senior citizens aged 55 and over. Daily participation will include up to 112 participants, many of which are brought to the facility by vans that provide home pick up and drop off. Around 70 regular employees will be on site daily. Services that would be provided include medical care, adult day care, recreational therapy, social work counseling, nutritional counseling, and prescription drugs. The site is zoned R-10 and R-15 residential zoning districts. Personal Care Facilities are allowed by Special Use Permit in both the R-10 and R-15 districts. Trips from the use are projected to be 64 AM peak hour trips and 82 PM peak hour trips. The trip generation from the project does not trigger the requirement for a Traffic Impact Analysis (TIA) to be performed. The 2016 Comprehensive Land Use Plan classifies the subject property as General Residential. This place type focuses on lower-density housing and associated civic and commercial services. The proposal is consistent with the goals of the 2016 Comprehensive Plan, as it re-uses and expands an existing non- residential site along a major highway with a use that can provide community services. The proposed site design also includes features supporting the recommended bicycle and pedestrian infrastructure recommended in the plan, including a 20’ wide pedestrian and non-vehicular access easement for a future multi-use path as recommended in Wilmington/New Hanover County Comprehensive Greenway Plan, and also a pedestrian access point to the property that provides multimodal integration into the surrounding community. STRATEGIC PLAN ALIGNMENT: ITEM: 3 Planning Board - September 7, 2017 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 has conducted an analysis of the proposed use and the information provided as part of the application package, in addition to supplemental information provided by the applicant, and has created preliminary findings of fact to support each of the conclusions required to be reached to approve the special use permit request. These preliminary findings of fact and conclusions are based solely on the information provided to date, prior to any information or testimony in support or opposition to the request that may be presented at the upcoming public hearing at the Planning Board meeting. Staff concludes that based on the information presented with the application and supplemental correspondence, the four required conclusions could be met to approve the special use permit request. ACTION NEEDED (Choose one): 1.Motion to recommend approval (with or without conditions) 2.Motion to table the item in order to receive additional information or documentation (Specify). 3.Motion to recommend denial based on specific findings in any of the 4 categories listed in the Staff Summary, such as lack of consistency with adopted plans or determination that the project will pose public hazards or will not adequately meet requirements of the ordinance. ATTACHMENTS: S17-03 Script S17-03 Staff Summary S17-03 Neighbor Properties Map S17-03 Zoning Map S17-03 Future Land Use Map Applicant Materials Cover Page S17-03 Applicant Materials Proposed Site Plan Cover Page S17-03 Proposed Site Plan ITEM: 3 Planning Board - September 7, 2017 SCRIPT for SPECIAL USE PERMIT Application (S17-03) Request by Design Solutions on behalf of the property owner, Church of God of Prophecy, for a Special Use Permit in order to operate a personal care facility on 6.87 acres of land located at 1380 N. College Road. 1. Swear witnesses: Announce that “the special use permit 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. A Special Use Permit which is denied may only be resubmitted if there has been a substantial change in the facts, evidence, or conditions of the application as determined by the Planning Director. 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? 7. Ask Applicant whether he/she agrees with staff findings and any proposed conditions. 8. Vote on the special use permit application. 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: ________________________________________________________________________ ________________________________________________________________________ - 1 - 1ITEM: 3 Planning Board - September 7, 2017 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 meets the four required conclusions based on the findings of fact included in the Staff Summary, and with the conditions as recommended by staff. Example Motion for Denial: Motion recommend denial, as the 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 - 2ITEM: 3 Planning Board - September 7, 2017 S17-03 Staff Summary Page 1 of 8 S17-03 STAFF SUMMARY SPECIAL USE PERMIT REQUEST APPLICATION SUMMARY Case Number: S17-03 Request: Special Use Permit to establish a Personal Care Facility Applicant: Property Owner(s): Cindee Wolf of Design Solutions Church of God of Prophecy Location: Acreage: 1380 N. College Road 6.87 acres PID(s): Place Type: R04213-019-019-000 R04200-004-001-000 R04313-022-001-000 R04313-022-003-000 R04313-022-002-000 R04309-003-001-000 R04216-019-020-000 R04212-010-001-000 General Residential Existing Land Use: Proposed Land Use: Church w/ child day care Personal Care Facility Current Zoning: R-15 & R-10 SURROUNDING AREA LAND USE ZONING North Institutional (Church) and Single-Family Residential R-15, R-10 - 2 - 1ITEM: 3 Planning Board - September 7, 2017 S17-03 Staff Summary Page 2 of 8 East Single-Family Residential R-10 South Single-Family Residential R-10 West Institutional (Church/School) R-15 ZONING HISTORY July 1, 1972 & July 7, 1972 Initially zoned R-10 (Area 9A) and R-15 (Area 8B) COMMUNITY SERVICES Water/Sewer Water and Sewer is available through CFPUA Fire Protection New Hanover County Fire Services, New Hanover County North Fire District Schools Eaton Elementary, College Park Elementary, Trask Middle, and Laney High schools Recreation Kings Grant Park and Smith Creek Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources. Historic No known historic resources. Archaeological No known archaeological resources. - 2 - 2ITEM: 3 Planning Board - September 7, 2017 S17-03 Staff Summary Page 3 of 8 PROPOSED SITE PLAN  The application proposes to utilize three existing buildings with one building expansion, as well as develop new parking areas and internal circulation and a new driveway to Kings Grant Road: Conceptual Site Plan TRANSPORTATION  An existing driveway at the north of the site to Kings Grant Road will be improved to provide access. Additionally, a new driveway is proposed on the east of the project, also to Kings Grant Road, a state-maintained road.  The NHC/City of Wilmington Greenway Plan proposes that greenways be installed along both sides of this portion of N. College Road.  A bus stop for route 104 is located across N. College Road at the intersection of southbound N. College Road and Kings Drive. Traffic Count - 2015 Road Location Volume Capacity V/C LOS N. College Road 0.15 Mile North of Site 27,643 36,400 0.75 D - 2 - 3ITEM: 3 Planning Board - September 7, 2017 S17-03 Staff Summary Page 4 of 8 Trip Generation LAND USE INTENSITY AM PEAK PM PEAK Medical Office (720) 16,650 square feet 64 82 Recreational Center (495) 16,650 square feet  A Traffic Impact Analysis (TIA) is required to be completed for proposals that will generate more than 100 peak hour trips in either the AM or PM peak hours. A TIA is not required for this project due to the projected peak hour trip generation figures. ENVIRONMENTAL  The property does not contain any Special Flood Hazard Areas.  Stormwater management will be reviewed by the New Hanover County Engineering Department and by the NC Department of Environmental Quality. The development will include a new stormwater pond on the site.  The property does not host any wetlands.  The subject property is within the Smith Creek (C;Sw) watershed.  Soils on site include Seagate Fine Sand and Baymeade Fine Sand according to the Soil Survey for New Hanover County. 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 - 4ITEM: 3 Planning Board - September 7, 2017 S17-03 Staff Summary Page 5 of 8 Future Land Use Map Place Type General Residential Place Type Description Focuses on lower-density housing and associated civic and commercial services. Housing for the area is typically single-family or duplexes. Commercial uses should be limited to strategically located office and retail spaces, while recreation and school facilities are encouraged throughout. Recommended types of uses include single-family residential, low-density multi-family residential, light commercial, civic, and recreational. Consistency Analysis A personal care facility use is consistent with the place type description, providing community services in an existing non-residential site located along a major highway. Relevant Goals of the Comprehensive Plan 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: One strategy to achieve this goal is to encourage development where existing infrastructure is available. The proposed use is in an area with existing infrastructure. Goal V: Revitalize commercial corridors and blighted areas through infill and redevelopment Desired Outcome: Strong existing neighborhoods and corridors where the highest and best uses are promoted in an effort to increase economic revitalization Consistency Analysis: The proposed development re-uses an existing non-residential property in an appropriate area, immediately adjacent to a major highway. 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: One of the guidelines outlined for this goal includes providing alternatives to automobile transportation by providing a network of bicycle and pedestrian facilities. A 20-foot easement for a future multi-use path is provided along College Rd., and a sidewalk connecting Kings Grand Rd. to the main entrance is also included on the proposed site plan. Goal IX: Promote environmentally responsible growth Desired Outcome: Development that accommodates population growth while minimizing negative impacts on natural resources. - 2 - 5ITEM: 3 Planning Board - September 7, 2017 S17-03 Staff Summary Page 6 of 8 Consistency Analysis: The comprehensive plan recommends encouraging infill and development as one method of strengthening and directing development toward existing communities. The proposed use is a re-use and redevelopment of an existing non-residential property and could provide services to the community. Goal VI: Increase public safety by reducing crime through the built environment Desired Outcome: New development patterns that focus on increased public safety. Consistency Analysis: The comprehensive plan recommends encouraging design strategies to reduce crime and encouraging a walkable community to create more human interaction between neighbors. The proposed site design limits access to the property to the two entrances/exits along Kings Grant Rd., removing an existing informal drive from W. Rye Lane that could otherwise provide access to the rear of the facility. Limitation of access is one method of reducing crime through design features. 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 site design includes a pedestrian link at the main entrance to the adjacent neighborhood and an easement for the multi-use path recommended in the Greenway Plan. Staff Consistency Recommendation The application is consistent with the goals of the 2016 Comprehensive Plan, as it re-uses and expands an existing non-residential site along a major highway with a use that can provide community services. The proposed site design also includes features supporting the recommended bicycle and pedestrian infrastructure recommended in the plan, including a 20’ wide pedestrian and non-vehicular access easement for a future multi-use path as recommended in Wilmington/New Hanover County Comprehensive Greenway Plan, and also a pedestrian access point to the property that provides multimodal integration into the surrounding community. STAFF PRELIMINARY CONCLUSIONS AND FINDINGS OF FACT: Staff has conducted an analysis of the proposed use and the information provided as part of the application package and has created preliminary findings of fact for each of the conclusions required to be reached to approve the special use permit request. These preliminary findings of fact and conclusions are based solely on the information provided to date, prior to any information or testimony in support or opposition to the request that may be presented at the upcoming public hearing at the Planning Board meeting. - 2 - 6ITEM: 3 Planning Board - September 7, 2017 S17-03 Staff Summary Page 7 of 8 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. The site has been historically used for institutional purposes, including a church and child day care facility. B. The site is located adjacent to N. College Road, a major thoroughfare. C. Access to the site will be from an existing driveway that will be improved and a new driveway; both driveways will be reviewed by NCDOT during the driveway permit process. D. The site is not within any Special Flood Hazard Area or CAMA Area of Environmental Concern. E. Improvements to the site will include stormwater management, increased parking supply, bicycle and pedestrian improvements, and improved internal vehicular circulation within 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. The site is zoned R-10, Residential District, and R-15, Residential District B. Personal Care Facilities are allowed by Special Use Permit in the R-10 and R-15 zoning districts. C. The site shall comply with the landscaping and buffering requirements of Section 62 of the Zoning Ordinance. D. A site plan has been included as part of the Special Use Permit application and demonstrates that the building setback requirements Section 72-9 will be met. E. The site is served by public water and sanitary sewer. F. Total impervious surface coverage is proposed at 34.5% of the site acreage. 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 property has historically been used for institutional uses, including churches and a child day care center. B. The site is nonconforming in regards to landscaping and buffering, and will be required to be brought into current standards for landscaping and buffering with the current proposal, thereby enhancing overall aesthetics of the site and vicinity. C. Institutional uses are located adjacent and nearby to residential uses elsewhere in the county. 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 - 7ITEM: 3 Planning Board - September 7, 2017 S17-03 Staff Summary Page 8 of 8 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 Land Use Plan classifies the subject property as General Residential. B. Institutional uses are consistent within the General Residential place type C. The proposal would be providing community services in an existing non-residential site located along a major highway. D. The proposal includes a 20’ wide pedestrian and non-vehicular access easement for a future multi-use path, consistent with the Wilmington/New Hanover County Comprehensive Greenway Plan. Staff Suggestion: Evidence in the record at this time supports a finding that the use is general conformity with the plan of development for New Hanover County. - 2 - 8ITEM: 3 Planning Board - September 7, 2017 1302 1314 4813 4817 1306 4814 4918 1326 48094801 4806 4906 1333 1313 1214 4817 4813 1218 1226 1222 4645 4905 4913 1334 4909 4822 1305 49224818 1322 1301 49104902 4802 4818 4810 1310 4906 4810 1330 1210 1317 13381342 1341 4822 1345 1337 4901 4806 49174821 4814 1325 1309 4914 4910 1329 4802 1310 4902 1321 1318 1314 1380 4821 1401 1402 4634 I-40 E I-40 W LORD BYRON RD KINGS DR COLLEGE RD N KINGS GRANT RD PRIVATE E A R L D R KENNINGSTON ST MIDDLESEX RD CHAUCER DR SIDNEY DR FITZGERALD DR S H E L L E Y D R SPRING BRANCH RD BROWNING DR TRAFALGAR RD L O R D T H O M A S R D LORD ELKINS RD CALDER CT R A Y D R C A R L Y L E L N XIN G K E A T S P L WOLFE LN DUNBAR CT K E N N E T H C T M I L T O N P L COLLEGE RD N KINGS DR 750 Feet ®HNC S17-03 B-2R-15 R-10 I-40 E I-40 W COLLEGE RD N PRIVATE KINGS GRANT RD EA R L D R AVON CT LORD BYRON RD KENNINGSTON ST SPRING BRANCH RD KINGS DR MIDDLESEX RD C A R L Y L E L N X I N G S H A W C T KINGS DR S17-03 Parcels within 500 Feet of Case Site C a s e :S p e c ia l U s ePermit R e q u e s t : S 1 7 -0 3 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 U s eSite A d d r e s s : 1 3 0 0 b l o c kN C o l l e g e R d R -1 0 & R -1 5 /C h u r c h Pe rs o n a l C a r e 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 DIR NUMBER STREET TYPE DIR4634KENNINGSTONST 4802 LORD BYRON DR W1402COLLEGERDN4902LORD BYRON DR 1401 COLLEGE RD N 4910 LORD BYRON DR 4821 RYE LN 1301 AV ON CT 4718 GORDON RD 1322 KINGS GRANT RD 1380 COLLEGE RD N 4818 RYE LN W1314KINGS GRANT RD 4922 RYE LN 1318 KINGS GRANT RD 1305 AV ON CT 1321 AVON CT 4822 RYE LN W4902RYELN 4909 LORD BYRON DR 1310 KINGS GRANT RD 1334 KINGS GRANT RD 4802 RYE LN W 4913 LORD BYRON DR 1329 AVON CT 4905 LORD BYRON DR 4910 RYE LN 4645 LORD ELKINS RD 4914 RYE LN 1222 SPRING BRANCH RD 1309 AVON CT 1226 SPRING BRANCH RD 1325 AVON CT 1218 SPRING BRANCH RD 4814 LORD BYRON DR W 4813 LORD BYRON DR W4821LORD BYRON DR W 4817 LORD BYRON DR W4917LORD BYRON DR 1214 SPRING BRANCH RD 4806 LORD BYRON DR W 1313 AV ON CT 4901 LORD BYRON DR 1333 AV ON CT 1337 AVON CT 4906 RYE LN 1345 AVON CT 4806 RYE LN W4822LORD BYRON DR W 4805 LORD BYRON DR W1341AVONCT 4801 LORD BYRON DR W1342KINGS GRANT RD 4809 LORD BYRON DR W1338KINGS GRANT RD 1326 KINGS GRANT RD 1317 AVON CT 4918 RYE LN 1210 SPRING BRANCH RD 4814 RYE LN W1330KINGS GRANT RD 1306 AV ON CT 4810 LORD BYRON DR W 4817 RYE LN 4906 LORD BYRON DR 4813 RYE LN 1310 AVON CT 1314 AV ON CT 4810 RYE LN W 1302 AV ON CT 4818 LORD BYRON DR W- 3 - 1ITEM: 3 Planning Board - September 7, 2017 R-15 B-2 R-10 AR I-40 E I-40 W KINGS DR COLLEGE RD N LORD BYRON RD KENNINGSTON ST KINGS GRANT RD MIDDLESEX RD PRIVATE E A R L D R AVON CT SHELLEY DR SIDNEY DR SPRING BRANCH RD N O L A N D D R RYE LN BROWNING DR L O R D T H O M A S R D TRAFALGAR RD N O R W I C H R D RYE LN W R A Y D R LORD ELKINS RD FITZGERALD DR CALDER CT C A R L Y L E L N XIN G K E A T S P L WOLFE LN B R A M T O N R D DUNBAR CT GREG DR K E N N E T H C T M I L T O N P L COLLEGE RD N X I N G KINGS DR 750 Feet ®HNC S17-03 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 :S p e c ia l U s ePermit R e q u e s t : S 1 7 -0 3 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 U s eSite A d d r e s s : 1 3 0 0 b l o c kN C o l l e g e R d R -1 0 & R -1 5 /C h u r c h Pe rs o n a l C a r e F a c i l i t y Sewer Collect or Water Distribution Main - 4 - 1ITEM: 3 Planning Board - September 7, 2017 GE NER AL RES IDEN TIA L URBAN MIXED USE CO NSERVATION I-40 E I-40 W KINGS DR COLLEGE RD N LORD BYRON RD KENNINGSTON ST KINGS GRANT RD MIDDLESEX RD PRIVATE E A R L D R AVON CT SHELLEY DR SIDNEY DR SPRING BRANCH RD N O L A N D D R RYE LN BROWNING DR L O R D T H O M A S R D TRAFALGAR RD N O R W I C H R D RYE LN W R A Y D R LORD ELKINS RD FITZGERALD DR CALDER CT C A R L Y L E L N XIN G K E A T S P L WOLFE LN B R A M T O N R D DUNBAR CT GREG DR K E N N E T H C T M I L T O N P L COLLEGE RD N X I N G KINGS DR 750 Feet ®HNC S17-03 Pla ce Types Commerce Zone Employment Center General Residential Urban Mixed Use Comm unity Mixed Use Rural Residential Conser vation C a s e :S p e c ia l U s ePermit R e q u e s t : S 1 7 -0 3 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 U s eSite A d d r e s s : 1 3 0 0 b l o c kN C o l l e g e R d R -1 0 & R -1 5 /C h u r c h Pe rs o n a l C a r e F a c i l i t y - 5 - 1ITEM: 3 Planning Board - September 7, 2017 APPLICANT MATERIALS - 6 - 1ITEM: 3 Planning Board - September 7, 2017 - 7 - 1ITEM: 3 Planning Board - September 7, 2017 - 7 - 2ITEM: 3 Planning Board - September 7, 2017 - 7 - 3ITEM: 3 Planning Board - September 7, 2017 - 7 - 4ITEM: 3 Planning Board - September 7, 2017 - 7 - 5ITEM: 3 Planning Board - September 7, 2017 - 7 - 6ITEM: 3 Planning Board - September 7, 2017 - 7 - 7ITEM: 3 Planning Board - September 7, 2017 - 7 - 8 IT E M : 3 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 - 7 - 9ITEM: 3 Planning Board - September 7, 2017 PROPOSED SITE PLAN - 8 - 1ITEM: 3 Planning Board - September 7, 2017 - 9 - 1ITEM: 3 Planning Board - September 7, 2017 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: September 7, 2017 REGULAR ITEM: DEPARTMENT: PRESENTER(S): Rebekah Roth, Senior Planner CONTACT(S): Rebekah Roth; and Ken Vafier, Planning Manager SUBJECT: Public Hearing Comprehensive Plan Amendment Request (LUP17-01) - Request by Design Solutions, on behalf of the property owner, Tesla Park Apartments, LLC, in order to amend the Future Land Use Map to reclassify 27.77 acres located at the 4500 block of Tesla Park Drive from General Residential to Community Mixed Use. BRIEF SUMMARY: This application is the first request the County has received to amend the 2016 Comprehensive Plan, adopted unanimously in July 2016. This plan was the result of over three years of public input and community meetings. Its Future Land Use Map lays out the location of different future development patterns, or place types, throughout the unincorporated areas of New Hanover County based on data analysis, community input, and regional coordination of plans. The place types are not intended to be parcel specific but are instead general representations of future development patterns that will help create the type of communities desired for New Hanover County's future. The 2016 Comprehensive Plan also serves as New Hanover County's Coastal Area Management Act (CAMA) plan and was certified by the North Carolina Coastal Resources in February 2017. It replaces the 2006 CAMA Plan, including its land classification map, which provided a different slate of future land use designations that were more geared to the availability of urban services and/or presence of environmental resources. The applicant is requesting to change the Future Land Use Map place type designation for the Tesla Park Apartment complex from General Residential to Community Mixed Use to allow the property owner to apply for a high density development special use permit to add additional units to the existing apartment complex. Per the "bridging ordinance" adopted by the New Hanover County Board of Commissioners on September 6, 2016, a property must have a place type designation of Employment Center, Urban Mixed Use, or Community Mixed Use in order to qualify for that type of use. This ordinance provided a method to extend the existing zoning regulations under the 2016 Comprehensive Plan until the completion of the Unified Development Ordinance (anticipated for 2018). The applicant states that the Community Mixed Use place type is more appropriate for the subject property because of its focus on small-scale, compact development and the plan's goals of encouraging infill and greater density. During the Comprehensive Plan process, Community Mixed Use place types were generally applied along highway corridors and to undeveloped tracts where greater density and a mix of uses would be appropriate. General Residential place types were generally applied to existing residential neighborhoods. The General Residential place type focuses on lower-density housing and associated civic and commercial services. Housing for the area is typically single-family or duplexes. The Comprehensive Plan recommends limiting commercial uses to strategically located office and retail spaces but encouraging recreation and school facilities throughout. Types of uses associated with this place type include: single-family residential, ITEM: 4 Planning Board - September 7, 2017 low-density multi-family residential, light commercial, civic, and recreational. The ideal density for multi- family residential is 2-6 units/acre; the ideal density for single-family residential is 1-6 units/acre. Middle Sound, Myrtle Grove, and Masonboro Loop are examples of this place type. The Community Mixed Use place type focuses on small-scale, compact, mixed use development patterns that serve all modes of travel and act as an attractor for county residents and visitors. These areas share several qualities with higher-intensity mixed use place types, including first-floor retail with office and housing above, wider sidewalks, and an emphasis on streetscaping. Types of uses associated with this place type include: office, retail, mixed use, recreational, commercial, institutional, multi-family residential, and single-family residential. The ideal density for multi-family residential is 12-15 units/acre; the ideal density for single-family residential is +/- 8 units/acre. Sidbury Road, Carolina Beach Road, and North Chase are examples of this place type. The current use of the subject property is a 288-unit apartment complex. It was originally approved in 1996 before high density developments required a special use permit. According to the original application, the CAMA land use classification of the property at the time was "Transition," a designation for areas of future intensive urban development on lands that have been or would be provided with necessary urban services. By the 2006 Wilmington-New Hanover County CAMA Plan Update, it was classified as "Urban," meaning urban services were in place or scheduled for the immediate future and mixed use, cluster, and higher density development might be appropriate. The development currently has an approved density of 10 units/acre and building heights of 3 stories. It is bordered on the north, south, and west by residential and undeveloped land uses associated with the Georgetowne subdivision (all classified as General Residential). To the east, it abuts The Gardens Condominiums, which is partially classified as General Residential (closest to the Tesla Park property) and partially classified as Community Mixed Use (adjacent to the S. College Rd. corridor). A staff analysis finds the requested place type amendment is not appropriate for the subject property. It does not lie directly along a major highway corridor, as is usual for Community Mixed Use areas, and is immediately adjacent to a single-family residential subdivision designated as General Residential. Its current density is greater than the ideal density for the General Residential place type but is not as dense as is recommended for Community Mixed Use. Extending the Community Mixed Use place type farther away from the S. College Rd. corridor would have a greater affect on existing residential developments than the current pattern, and Community Mixed Use is not envisioned to lead to a primarily residential development pattern. 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: Staff recommends denial of the requested amendment to the 2016 Future Land Use Map. Staff concludes that: 1.The Community Mixed Use place type is not appropriate for the subject property because it encourages a mix of commercial, retail, and higher density residential uses, which would not protect the adjacent neighborhoods' character as intended by the existing place type designation; and 2.Amending the Future Land Use Map to benefit a desired individual development is not in keeping with the intent and goals of the 2016 Comprehensive Plan because it increases the risk of piecemeal development requests creating a community pattern not in keeping with the public's best interest. ATTACHMENTS: ITEM: 4 Planning Board - September 7, 2017 LUP17-01 Planning Board Script LUP17-01 Staff Summary LUP17-01 Neighbor Properties Map LUP17-01 Zoning Map LUP17-01 Future Land Use Map Applicant Materials Cover Sheet LUP17-01 Application ITEM: 4 Planning Board - September 7, 2017 SCRIPT for Future Land Use Map Amendment (LUP17-01) Request by Design Solutions on behalf of the property owners, Tesla Park Apartments, LLC, to amend the Future Land Use Map place type designation of 4404 S. College Rd./4505-4524 Tesla Park Dr. from General Residential to Community Mixed 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 requested amendment to the Future Land Use Map. The motion should include a rationale for why the change is appropriate given the goals and intent of the 2016 Comprehensive Plan. Staff Suggested Motion: Motion to recommend denial, as the Planning Board finds that this request for a Future Land Use Map amendment of 4404 S. College Rd./4505-4524 Tesla Park Dr. from General Residential to Community Mixed Use is: 1. Not appropriate because it encourages a mix of commercial, retail, and higher density residential uses, which would not protect the adjacent neighborhoods’ character as intended by the existing place type designation. 2. Not in keeping with the goals and intent of the 2016 Comprehensive Plan because amending the Future Land Use Map to benefit a desired individual development increases the risk of piecemeal development requests creating a community pattern not in keeping with the public’s best interest. Example Motion for Approval: Motion to recommend approval, as the Planning Board finds that this request for a Future Land Use Map amendment of 4404 S. College Rd./4505-4524 Tesla Park Dr. from General Residential to Community Mixed Use is: 1. Appropriate because [describe intent of 2016 Comprehensive Plan place types and how the amendment is consistent]. 2. In keeping with the goals and intent of the 2016 Comprehensive Plan because [Briefly explain why. Factors may include specific Comprehensive Plan goals and implementation strategies, place type definitions, and community input received during the initial planning process or public hearing]. - 1 - 1ITEM: 4 Planning Board - September 7, 2017 Example Motion for Denial: Motion to recommend denial, as the Planning Board finds that this request for a Future Land Use Map amendment of 4404 S. College Rd./4505-4524 Tesla Park Dr. from General Residential to Community Mixed Use is: 1. Not appropriate because [Describe intent of the 2016 Comprehensive Plan place types and how the amendment is consistent]. 2. In keeping with the goals and intent of the 2016 Comprehensive Plan because [Briefly explain why. Factors may include specific Comprehensive Plan goals and implementation strategies, place type definitions, and community input received during the initial planning process or public hearing]. - 1 - 2ITEM: 4 Planning Board - September 7, 2017 Z17-07 Staff Summary Page 1 of 5 STAFF SUMMARY OF LUP17-01 FUTURE LAND USE MAP AMENDMENT REQUEST APPLICATION SUMMARY Case Number: LUP17-01 Request: Amend the Future Land Use Map place type designation of a 27.77-acre property from General Residential to Community Mixed Use Applicant: Property Owner(s): Cindee Wolf of Design Solutions Tesla Park Apartments, LLC Location: Acreage: 4404 S. College Rd./4504-4524 Tesla Park Dr. 27.77 acres PID(s): Comp Plan Place Type: R07100-003-049-000 and R07100-003-222-000 General Residential Existing Zoning and Land Use: Proposed Comp Plan Place Type: R-15 / High Density (288-unit) Apartment Complex (1996) Community Mixed Use - 2 - 1ITEM: 4 Planning Board - September 7, 2017 Z17-07 Staff Summary Page 2 of 5 BACKGROUND This application is the first request the County has received to amend the 2016 Comprehensive Plan, adopted unanimously in July 2016. This plan was the result of over three years of public input and community meetings and includes a Future Land Use Map. It lays out the location of different future development types—called place types—throughout the unincorporated areas of New Hanover County. The Future Land Use Map incorporated the results of an analysis of population growth and environmental constraints, community input on development patterns, alternative regional development scenarios, and coordination with regional partners. The place types are not intended to be parcel-specific like a zoning district. They are instead representations of future development patterns that will help create the type of communities desired for New Hanover County’s future. The 2016 Comprehensive Plan also serves as New Hanover County’s Coastal Area Management Act (CAMA) plan and was certified by the North Carolina Coastal Resources Commission in February 2017. It replaces the 2006 CAMA Plan, including its land classification map, which provided a different slate of future land use designations that were more geared to the availability of urban services and/or presence of environmental resources. REQUESTED AMENDMENT The applicant is requesting to change the Future Land Use Map place type designation for the Tesla Park Apartment complex from General Residential to Community Mixed Use. According to the applicant, the primary purpose for the amendment request is to allow the property owner to apply for a high density development special use permit to add additional units to the existing apartment complex. Per the “bridging ordinance” adopted by the New Hanover County Board of Commissioners on September 6, 2016, a property must have a place type designation of Employment Center, Urban Mixed Use, or Community Mixed Use in order to qualify for that type of use. This ordinance provided a method to extend the existing zoning regulations under the new Comprehensive Plan until the completion of the Unified Development Ordinance (anticipated for 2018). The applicant states that the community mixed use place type is more appropriate for the subject property because of its focus on small-scale, compact development and the plan’s goals of encouraging infill and greater density. During the Comprehensive Plan process, Community Mixed Use place types were generally applied along highway corridors and to undeveloped tracts where greater density and a mix of uses would be appropriate. General Residential place types were generally applied to existing residential neighborhoods. - 2 - 2ITEM: 4 Planning Board - September 7, 2017 Z17-07 Staff Summary Page 3 of 5 DESCRIPTION OF SUBJECT PROPERTY The current use of the subject property is a 288-unit apartment complex. It was originally approved in 1996 before high density developments required a special use permit. According to the original application, the CAMA land use classification of the property at the time was “Transition,” a designation for areas of future intensive urban development on lands that have been or would be provided with necessary urban services. By the 2006 Wilmington-New Hanover County CAMA Plan Update, it was classified as “Urban,” meaning urban services were in place or scheduled for the immediate future and mixed use, cluster, and higher density development might be appropriate. The development currently has an approved density of 10 units/acre and building heights of 3 stories. SURROUNDING AREA LAND USE PLACE TYPE North Residential (Georgetowne Subdivison) General Residential East Residential (The Gardens Condominums) Community Mixed Use/ General Residential South Undeveloped (Georgetown HOA Common Area) General Residential West Residential (Georgetowne Subdivision) General Residential - 2 - 3ITEM: 4 Planning Board - September 7, 2017 Z17-07 Staff Summary Page 4 of 5 PLACE TYPE COMPARISON General Residential Community Mixed Use Definition/ Purpose Focuses on lower-density housing and associated civic and commercial services. Housing for the area is typically single-family or duplexes. Commercial uses should be limited to strategically located office and retail spaces, while recreation and school facilities are encouraged throughout. 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. These areas share several qualities with higher-intensity mixed use place types, including first-floor retail with office and housing above, wider sidewalks, and an emphasis on streetscaping. Types of Uses/Projects  Single-family residential  Low-density multi-family residential  Light commercial  Civic  Recreational  Office  Retail  Mixed use  Recreational  Commercial  Institutional  Multi-family residential  Single-family residential Development Intensity Building Height: 1-3 stories Ideal Density:  Multi-family: 2-6 units/acre  Single family: 1-6 units/acre Building Height: 1-3 stories Ideal Density:  Multi-family: 12-15 units/acre  Single family: +/- 8 units/acre Example Areas Middle Sound, Myrtle Grove, Castle Hayne, Porter’s Neck, Wrightsboro, Masonboro Loop Castle Hayne, Sidbury Rd., Carolina Beach Rd., North Chase - 2 - 4ITEM: 4 Planning Board - September 7, 2017 Z17-07 Staff Summary Page 5 of 5 STAFF ANALYSIS The 2016 Comprehensive Plan, including the Future Land Use Map, was the result of three years of community input and analysis. It sought to balance a need for higher density and greater mix of uses with protection of existing neighborhoods’ character. The plan did not intend to apply place type designations on a parcel-by-parcel basis but instead sought to show areas where different development patterns would be appropriate. Higher-density Community Mixed Use place types were deemed appropriate along highway corridors and on undeveloped tracts. General Residential place types were determined to be appropriate for areas with established residential neighborhoods. The subject property does not lie directly along a major highway corridor and is immediately adjacent to a single-family residential subdivision. While it’s current density is greater than the ideal density for the General Residential place type, it is not as dense as is intended for residential development in Community Mixed Use areas. Extending the Community Mixed Use place type farther away from the S. College Rd. corridor would have a greater effect on existing residential neighborhoods than the pattern currently laid out on the Future Land Use Map. The Community Mixed Use place type is not envisioned by staff to lead to primarily residential development, even at higher densities. Instead, this place type is intended to be a development pattern where a mix of commercial, retail, and higher density residential uses are appropriate and encouraged. In addition, amending the Future Land Use Map to benefit a desired individual development undermines the purpose of a comprehensive plan. A major purpose of long range planning is to weigh competing community needs in advance, involving widespread public participation, to reduce the risk of piecemeal development requests creating a community pattern not in keeping with the public’s best interest. Approval of a Future Land Use Map amendment for this reason would weaken the 2016 Comprehensive Plan’s guidance as a policy document. STAFF RECOMMENDATION Staff recommends denial of the requested amendment to the 2016 Future Land Use Map. Staff concludes that: 1. The Community Mixed Use place type is not appropriate for the subject property because it encourages a mix of commercial, retail, and higher density residential uses, which would not protect the adjacent neighborhoods’ character as intended by the existing place type designation; and 2. Amending the Future Land Use Map to benefit a desired individual development is not in keeping with the intent and goals of the 2016 Comprehensive Plan because it increases the risk of piecemeal development requests creating a community pattern not in keeping with the public’s best interest. - 2 - 5ITEM: 4 Planning Board - September 7, 2017 224 204 220 203 216 107 127 301 200 304 208 228 232 225 300 204 317 309 321 117 313 205 305 208 4200 4333 4420 4425 4421 4405 4507 4520 4506 4613 4305 4329 4341 45124514 4510 4518 4420 4416 4429 4417 4409 4508 4505 4522 4516 4413 4504 4524 4214 4212 4416 4501 4308 4429 4428 4209 45244520 4225 43244329 4218 4332 4321 4320 4313 4312 4305 4505 4200 4605 4609 4637 4301 4300 4309 4421 4317 4301 4305 4308 4304 4208 4411 4509 43054300 4528 4316 4532 4425 4307 4317 4308 4304 4213 4337 4208 42284301 4600 4419 4625 4629 4304 4300 4309 4417 4325 4321 4233 4229 4529 4300 4525 4633 4617 4604 4608 4513 45374533 4301 4304 4325 4415 4512 4422 4504 4413 4521 4424 4500 4517 4313 4508 4621 4516 4423 4551 COLLEG E RD S WEYBRIDGE LN LANSDOWNE RD PINE HOLLOW DR DEVONSHIRE LN TALL TREE LN CHAPRA DR T R O M B A Y D R CHELSEA LN PRI VATE TESLA PARK DR NAVA HO TRL MANGUM DR DRUMMOND DR SPLIT RAIL DR Q U I L O N C I R BRASCOTE LN YORKSHIRE LN TRIPLETT WAY CROMWELL CIR REIGATE WAY BULLITT LN R E E G A N C T PRIVATE PRIVATE COLLEG E RD S PRI VATE 1,000 Feet ®HNC LUP17-01 R-15 CITY B-1 R-10 CUD R-10 COLLEGE R D S PINE HOLLOW DR GATEFIELD DR CHAPRA DR SPLIT RAIL DR ASHLEY PARK DR TILLSON R D PRIVATE TALL TREE LN MOHICAN TRL T R O M B A Y D R LANSDOWNE RD WINFORDE RD FIRESIDE CT TESLA PARK DR CO LLEGE RD SLUP17-01 Parcels within 500 Feet of Case Site C a s e :L a n d U s e M a pAmendment R e q u e s t : L U P 1 7 -0 1 E x i s t i n g P l a c e Ty p e /U s e P r o p o s e d P l a c e T y p e /U s e :S it e A d d r e s s : 4 4 0 0 b l o c kS C o l l e g e R d G e n e r a l R e s i d e n t i a l /H i g h D e n s i t y R e s i d e n t i a l C o m m u n i t y M i x e d U s e /H i g h D e n s i t y Re s i d e n t i a l 107 TROMBAY DR 4305 LAWTHER CT 4428 COLLEGE RD117 TROMBAY DR 4305 TOLLINGTON DR 4429 JAYBIRD CIR127 TROMBAY DR 4305 WINFORDE RD 4429 PINE HOLLOW DR200 DARTRIDGE CT 4307 GAINESFORD CT 4500 PINE HOLLOW DR203 GATEFIELD DR 4308 CHADSFORD CT 4501 PINE HOLLOW DR204 DARTRIDGE CT 4308 GAINESFORD CT 4504 PINE HOLLOW DR204 GATEFIELD DR 4308 TOLLINGTON DR 4504 TESLA PARK DR205 DARTRIDGE CT 4309 TOLLINGTON DR 4505 PINE HOLLOW DR208 DARTRIDGE CT 4309 WINFORDE RD 4505 TESLA PARK DR208 GATEFIELD DR 4312 TOLLINGTON DR 4506 TESLA PARK DR216 GATEFIELD DR 4313 TOLLINGTON DR 4507 TESLA PARK DR220 GATEFIELD DR 4313 WINFORDE RD 4508 PINE HOLLOW DR224 GATEFIELD DR 4314 PINE HOLLOW DR 4508 TESLA PARK DR225 GATEFIELD DR 4316 TOLLINGTON DR 4509 PINE HOLLOW DR228 GATEFIELD DR 4317 TOLLINGTON DR 4510 TESLA PARK DR232 GATEFIELD DR 4317 WINFORDE RD 4512 PINE HOLLOW DR300 GATEFIELD DR 4320 TOLLINGTON DR 4512 TESLA PARK DR301 GATEFIELD DR 4321 TOLLINGTON DR 4513 PINE HOLLOW DR304 GATEFIELD DR 4321 WINFORDE RD 4514 TESLA PARK DR305 GATEFIELD DR 4324 TOLLINGTON DR 4516 PINE HOLLOW DR309 GATEFIELD DR 4325 TOLLINGTON DR 4516 TESLA PARK DR313 GATEFIELD DR 4325 WINFORDE RD 4517 PINE HOLLOW DR317 GATEFIELD DR 4329 TOLLINGTON DR 4518 TESLA PARK DR321 GATEFIELD DR 4329 WINFORDE RD 4520 PINE HOLLOW DR4200 CHAPRA DR 4332 TOLLINGTON DR 4520 TESLA PARK DR4200 THURSLEY RD 4333 WINFORDE RD 4521 PINE HOLLOW DR4208 CHAPRA DR 4337 TOLLINGTON DR 4522 TESLA PARK DR4208 THURSLEY RD 4341 TOLLINGTON DR 4524 PINE HOLLOW DR4209 CHAPRA DR 4405 JAYBIRD CIR 4524 TESLA PARK DR4212 THURSLEY RD 4409 JAYBIRD CIR 4525 PINE HOLLOW DR4213 CHAPRA DR 4411 PINE HOLLOW DR 4528 PINE HOLLOW DR4214 THURSLEY RD 4413 JAYBIRD CIR 4529 PINE HOLLOW DR4218 THURSLEY RD 4413 PINE HOLLOW DR 4532 PINE HOLLOW DR4225 THURSLEY RD 4415 PINE HOLLOW DR 4533 PINE HOLLOW DR4228 CHAPRA DR 4416 COLLEGE RD 4537 PINE HOLLOW DR4229 THURSLEY RD 4416 JAYBIRD CIR 4551 PINE HOLLOW DR4233 THURSLEY RD 4417 JAYBIRD CIR 4600 PINE HOLLOW DR4300 CHADSFORD CT 4417 PINE HOLLOW DR 4604 PINE HOLLOW DR4300 GAINESFORD CT 4419 PINE HOLLOW DR 4605 PINE HOLLOW DR4300 LAWTHER CT 4420 JAYBIRD CIR 4608 PINE HOLLOW DR4300 TOLLINGTON DR 4420 PINE HOLLOW DR 4609 PINE HOLLOW DR4301 GAINESFORD CT 4421 JAYBIRD CIR 4613 PINE HOLLOW DR4301 LAWTHER CT 4421 PINE HOLLOW DR 4617 PINE HOLLOW DR4301 TOLLINGTON DR 4422 PINE HOLLOW DR 4621 PINE HOLLOW DR4301 WINFORDE RD 4423 PINE HOLLOW DR 4625 PINE HOLLOW DR4304 CHADSFORD CT 4424 PINE HOLLOW DR 4629 PINE HOLLOW DR4304 GAINESFORD CT 4425 JAYBIRD CIR 4633 PINE HOLLOW DR4304 LAWTHER CT 4425 PINE HOLLOW DR 4637 PINE HOLLOW DR4304 TOLLINGTON DR4305 GAINESFORD CT Physical Addresses - 3 - 1ITEM: 4 Planning Board - September 7, 2017 R-15 CITYB-1 R-10 COLLEG E RD SPINE HOLLOW DR GAT EFIE LD D R WEYBRIDGE LN DEVONSHIRE LN TILLSON RD LANSDOWNE RD TALL TREE LN T R O M B A Y D R A F T O N S H I R E D R CHAPRA DR BRASCOTE LN WINFORDE RD TESLA PARK DR PRI VATE SPLIT RAIL DR WHITEWELD TER TOLLINGTON DR TH U RSLEY R D JASMINE COVE WAY JAYBIRD CIR PINEVIEW DR CLAIRIDGE DR TRIPLETT WAY LOGWOOD CT REIGATE WAY L A N D O N L N BULLITT LN STETTEN CT CHADSFORD CT PRIVATE COLLEG E RD S PRIVATE PRI VATE 1,000 Feet ®HNC LUP17-01 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 :L a n d U s e M a pAmendment R e q u e s t : L U P 1 7 -0 1 E x i s t i n g P l a c e Ty p e /U s e P r o p o s e d P l a c e T y p e /U s e :S it e A d d r e s s : 4 4 0 0 b l o c kS C o l l e g e R d G e n e r a l R e s i d e n t i a l /H i g h D e n s i t y R e s i d e n t i a l C o m m u n i t y M i x e d U s e /H i g h D e n s i t y Re s i d e n t i a l - 4 - 1ITEM: 4 Planning Board - September 7, 2017 GENER AL RES IDEN TIA L COM MUN ITY MIX ED U SE COLLEG E RD S PINE HOLLOW DR GAT EFIE LD D R WEYBRIDGE LN DEVONSHIRE LN TILLSON RD LANSDOWNE RD TALL TREE LN T R O M B A Y D R A F T O N S H I R E D R CHAPRA DR BRASCOTE LN WINFORDE RD TESLA PARK DR PRI VATE SPLIT RAIL DR WHITEWELD TER TOLLINGTON DR TH U RSLEY R D JASMINE COVE WAY JAYBIRD CIR PINEVIEW DR CLAIRIDGE DR YORKSHIRE LN TRIPLETT WAY LOGWOOD CT REIGATE WAY L A N D O N L N BULLITT LN STETTEN CT CHADSFORD CT PRIVATE COL L EG E RD S PRIVATE PRI VATE 1,000 Feet ®HNC LUP17-01 Pla ce Types Commerce Zone Employment Center General Residential Urban Mixed Use Comm unity Mixed Use Rural Residential Conser vation C a s e :L a n d U s e M a pAmendment R e q u e s t : L U P 1 7 -0 1 E x i s t i n g P l a c e Ty p e /U s e P r o p o s e d P l a c e T y p e /U s e :S it e A d d r e s s : 4 4 0 0 b l o c kS C o l l e g e R d G e n e r a l R e s i d e n t i a l /H i g h D e n s i t y R e s i d e n t i a l C o m m u n i t y M i x e d U s e /H i g h D e n s i t y Re s i d e n t i a l - 5 - 1ITEM: 4 Planning Board - September 7, 2017 APPLICANT MATERIALS - 6 - 1ITEM: 4 Planning Board - September 7, 2017 - 7 - 1ITEM: 4 Planning Board - September 7, 2017 - 7 - 2ITEM: 4 Planning Board - September 7, 2017 - 7 - 3ITEM: 4 Planning Board - September 7, 2017 - 7 - 4ITEM: 4 Planning Board - September 7, 2017 - 7 - 5ITEM: 4 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 - 7 - 6 IT E M : 4 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 Legal Description for  Future Land Use Plan Map Amendment of  27.77 acres at 4404 South College Road    Beginning at a point in the southern boundary of Tesla Park Drive, a 60’ private right‐of‐way,  shown on a plat recorded among the land records of the New Hanover County Registry in Map  Book 41, at Page 111; said point being located North 78048’21” West, 405.99 feet from a point  where the Tesla Park Drive right‐of‐way intersects the western boundary of South College Road,  a 200’ public right‐of‐way; and running thence from the point of beginning:    North 78048’21” West, 430.94 feet to a point; thence  South 01011’16” West, 110.57 feet to a point; thence  North 79007’07” West, 1100.00 feet to a point; thence  North 01017’03” East, 999.96 feet to a point; thence  South 88043’29” East, 1084.46 feet to a point; thence  South 01016’39” West, 378.37 feet to a point; thence  South 01017’31” West, 633.67 feet to a point in the northern boundary of Tesla Park Drive;  thence with that right‐of‐way,  South 78048’21” East, 431.00 feet to a point; thence crossing it,  South 01020’30” West, 60.90 feet to the point and place of beginning, containing 27.77 acres,  more or less.    - 7 - 7ITEM: 4 Planning Board - September 7, 2017 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: September 7, 2017 TECHNICAL REVIEW COMMITTEE REPORT ITEM: DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner CONTACT(S): Brad Schuler; Sam Burgess, Senior Planner; and Ben Andrea, Current Planning/Zoning Supervisor SUBJECT: TRC Report for July and August 2017 BRIEF SUMMARY: The New Hanover County Technical Review Committee met three times during the months of July and August to review seven residential projects, including Myrtle Landing: Gate, Blendin Meadows, River Breeze, Deer Crossing: Phase 3, Whiskey-Navajo: Gates, St. George, and Pepper Hill. 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: July-August 2017 TRC Report ITEM: 5 Planning Board - September 7, 2017 Page 1 of 3 TECHNICAL REVIEW COMMITTEE REPORT JULY/AUGUST, 2017 New Hanover County’s Technical Review Committee (TRC) met three (3) times during the months of July and August reviewing seven (7) residential projects. 1) Myrtle Landing (Entrance Gate) Project is located near the 7200 block of Myrtle Grove Road. Applicant requested approval of an entrance gate near the intersection of Myrtle Grove Road and Myrtle Landing Place. Gate construction approved (5-0) for the 148-unit project in accordance with County Fire Service Code specifications. Applicant agreed that the gate would be removed if road inter-connectivity was extended north and west of the project in the future. 2) Blendin Meadows (Performance Plan) Project is located in the north central portion of New Hanover County and is classified as General Residential on the County’s adopted 2016 Comprehensive Plan. The 27 residential lot subdivision is located near the 6400 block of Gordon Road, north side. Site Plan Attributes  Zoning District: R-15 Residential  Water Service: Public (CFPUA)  Sewer Service: Public (CFPUA)  Road System: Public (Future NCDOT maintained)  Acreage: 11.31  TIA: Not required  Conservation Resources: None Project was approved 5-0. Local, State, and Federal mandates required (if applicable). 3) River Breeze (Performance Plan) Project is located near north central portion of New Hanover County and is classified as General Residential on the County’s adopted 2016 Comprehensive Plan. The 98 residential lot subdivision is located near the 100 block of Brentwood Drive off Castle Hayne Road. Site Plan Attributes  Zoning District: R-15 Residential  Water Service: Public (CFPUA)  Sewer Service: Public (CFPUA)  Road System: Private  Acreage: 175 - 1 - 1ITEM: 5 Planning Board - September 7, 2017 Page 2 of 3  TIA: Not required  Conservation Resources: Yes (Swamp Forest & Brackish Marsh) Project was approved 5-0. Local, State, and Federal mandates required if applicable. 4) Deer Crossing: Phase 3 (Performance Re-Approval) Project is located in the southern portion of New Hanover County and is classified as General Residential on the County’s adopted 2016 Comprehensive Plan. The 39 residential lot subdivision is located near the 6500 block of Myrtle Grove Road, west side. Site Plan Attributes  Zoning District: R-15 Residential  Water Service: Public (CFPUA)  Sewer Service: Public (CFPUA)  Road System: Private  Acreage: 7.42  TIA: Not required  Conservation Resources: None Project was re-approved 5-0. Original terms and conditions remain applicable to the project. 5) Whiskey-Navajo Development (Gate Installation Reconsideration) Project is located in south central portion of New Hanover County. Applicant request installation of three (3) gates near the entrances to the project and was denied by TRC in June, 2017. TRC reconsidered request based on Subdivision Ordinance language interpretation pertaining to road inter-connectivity. Gate installation was approved 5-0 for the 156-unit residential project in accordance with County Fire Service Code specifications. 6) St. George (Performance Plan) Project is located in the northeastern portion of New Hanover County and is classified as Community Mixed Use on the County’s adopted 2016 Comprehensive Plan. The 42 residential lot subdivision is located near the 8900 block of Stephens Church Road, Kirkland Community. Site Plan Attributes  Zoning District: R-15 Residential  Water Service: Public (CFPUA)  Sewer Service: Public (CFPUA)  Road System: Private  Acreage: 18.25  TIA: Not required - 1 - 2ITEM: 5 Planning Board - September 7, 2017 Page 3 of 3  Conservation Resources: None Project approved for 42 lots. Project must meet all local, State, and Federal mandates if applicable. 7) Pepper Hill (Performance Plan) Project is located in south central portion of New Hanover County and is classified as General Residential on the County’s adopted 2016 Comprehensive Plan. The 28 residential lot subdivision is located near the 6000 block of Myrtle Grove Road, west side. Site Plan Attributes  Zoning District: R-15 Residential  Water Service: Public (CFPUA)  Sewer Service: Public (CFPUA)  Road System: Private  Acreage: 11.28  TIA: Not required  Conservation Resources: None Project approved for 28 lots. Project must meet all local, State, and Federal mandates if applicable. - 1 - 3ITEM: 5 Planning Board - September 7, 2017 G: \ A u t o C A D \ 2 0 1 5 \ 6 7 \ 2 0 1 5 _ 0 5 _ 1 1 C u r r e n t M y r t l e L a n d i n g \ M Y R T L E L A N D I N G - W A T E R & S E W E R - M O D I F I C A T I O N - ( 1 2 - 9 - 1 5 ) . d w g - 1 - 4 IT E M : 5 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 27 23 22 21 18 19 20 24 25 26 - 1 - 5 IT E M : 5 Pl a n n i n g B o a r d - S e p t e m b e r 7 , 2 0 1 7 N/F CORBETTPACKAGECO. BOOK2235PAGE0317 R04100-001-003-000 75' 75 ' COD SETBAC K 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 515253 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 2 3 4 5 6 7 8910 11 12 13 1 90 91 92 93 96 97 98 86 87 88 89 94 95 N/F CORBETTPACKAGECO. 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