S17-03 Staff Summary BOCS17-03 Staff Summary BOC Page 1 of 11
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
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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.
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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.
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
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
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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.
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Regional Transportation Plans:
The NC State Transportation Improvement Program includes two projects that will improve
N. College road in the vicinity of the subject site. Project U-5792 will construct a grade-
separated intersection at US 117 (N. College Road) and US 74 (MLK Jr. Parkway), and
Project U-5881 will widen College Road from Gordon Road to New Center Drive to
improve capacity and safety. Construction of both projects is expected to start in 2024.
The NHC/City of Wilmington Greenway Plan recommends that a greenway be installed
along northbound N. College Road adjacent to the subject site.
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A bus stop for route 104 is located across N. College Road at the intersection of southbound
N. College Road and Kings Drive.
Nearby Traffic Impact Analyses:
The TIA Process:
1. Scoping. Before a TIA is conducted, it must be scoped by the WMPO and NCDOT. The
completed scope will state the items that must be included and examined within the TIA.
2. Drafting. Once a scope has been approved by the WMPO and NCDOT, the applicant can
start to draft the TIA. The TIA must include all the items listed in the approved scope.
3. Review. After the TIA has been completed by the applicant, the WMPO and NCDOT will
review it. During the review, changes and corrections can be made to the TIA.
4. Approval. Once a TIA has been submitted that complies with all the standards of the WMPO
and NCDOT, it will be approved. An approval letter will be generated by the WMPO that
states all of the transportation improvements that will be required for the proposed
development. The approval can require additional improvements that were not recommended
in the TIA.
5. Expiration. If the proposed development was not completed by the build out date listed in the
approved TIA, the validity of the TIA will expire. Proposed developments with an expired TIA
must be reevaluated be the WMPO and NCDOT.
1. The Landing at
Lewis Creek Estates
224 Single Family Homes
192 Apartments
TIA Approved September 6,
2017
2021 Build Out Year
Required Improvements:
Intersection Improvements Completed?
Gordon Road and Blount
Drive/Site Access
Signalize the intersection and provide
coordination with signals along Gordon Road
Provide a westbound left-turn lane on Gordon
Road with 200’ of storage and appropriate
full-width deceleration and taper
Provide an eastbound left-turn lane on Gordon
Road with 200’ of storage and appropriate
full-width deceleration and taper
Site access – northbound approach
o Minimum 400’ internal protected
stem
o Left-turn lane with minimum 400’
storage
o Thru-right lane with minimum 400’
storage
No
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Gordon Road and I-40
Westbound Ramps
Extend the existing northbound right-turn lane
on the ramp to provide 325’ of storage and
appropriate full-width deceleration and taper
No
Gordon Road and N.
College/I-40 Eastbound
Ramps
Extend the existing westbound left-turn lane on
Gordon Road to provide maximum storage
within the existing constraints
Extend the existing southbound left-turn lane on
N. College Road to provide 800’ of storage
and appropriate full-width deceleration and
taper
No
Nearby Proposed Developments included within the TIA:
Gordon Road Buy and Go
2. Wilmington
Christian Academy
Expansion of school for
additional 153 pre-k students
and associated staff
TIA Approved September 14,
2016
2018 Build Out Year
Required Improvements:
Intersection Improvements Completed?
Kenningston Street at WCA
Entrance 2
Eastbound left turn lane on Kenningston Street
with 50’ of storage and appropriate
deceleration and taper lengths
Westbound right turn lane on Kenningston
Street with 100’ of storage and appropriate
deceleration and taper lengths
No
Kenningston Street at WCA
Entrance 1/Spring Branch
Road
Exclusive northbound left turn lane and 50’ of
storage and appropriate deceleration and
taper lengths
Restripe northbound lane on Spring Branch
Road to provide a combination through/right
turn lane
Westbound right turn lane on Kenningston
Street with 50’ of storage and appropriate
deceleration and taper lengths
No
Nearby Proposed Developments included within the TIA:
None
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3. Gordon Road
Buy and Go
Gas Station and Convenience
Store
24,800 SF Boat Storage
TIA originally approved in
2011
Required Improvements
updated February 25, 2016
Required Improvements:
Intersection Improvements Completed?
Gordon Road at Site Access
Construct one right-in right-out driveway in
accordance with NCDOT standards
Extend the existing concrete median island on
Gordon Road to the private road at the
Grathwol Property
Construct a westbound right turn lane with 100’
storage and appropriate deceleration and
taper length.
Yes
Gordon Road at Private
Road (Grathwol Property)
Construct an eastbound left turn lane on
Gordon Road onto the private road with
maximum storage length.
Additional pavement will be required to
accommodate the passenger vehicle U-turns.
Truck restrictions will be required for the U-turn
movement. All required signage will be the
responsibility of the developer.
Yes
Gordon Road at I-40
Westbound Ramps
Construct a westbound right turn lane
extending full width from the site access to the
westbound ramp.
Yes
Nearby Proposed Developments included within the TIA:
None
4. Smith Creek Village 384 Apartments
TIA Approved July 17, 2014
2015 Build Out Year
TIA will need to be updated
Required Improvements:
Intersection Improvements Completed?
Site Driveway at
Gordon Road
Three-lane cross section: one ingress, one left
turn egress lane and one right turn egress lane
150’ internal protected stem
No
Gordon Road Dedicate right-of-way to accommodate future
U-turn movements on Gordon Road No
Nearby Proposed Developments included within the TIA:
None
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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.
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.
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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.
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.
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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.
PLANNING BOARD ACTION
The Planning Board considered this application at their September 7, 2017 meeting. No one from
the public spoke in favor of, or in opposition to, the application. The Planning Board voted 4-0 to
recommend approval of the request, citing the preliminary findings of fact provided by staff, with
no conditions.
STAFF PRELIMINARY CONCLUSIONS AND FINDINGS OF FACT:
Staff has conducted an analysis of the proposed use and the information provided as part of the
application package and has created preliminary findings of fact for each of the conclusions
required to be reached to approve the special use permit request. These preliminary findings of
fact and conclusions are based solely on the information provided to date, prior to any information
or testimony in support or opposition to the request that may be presented at the upcoming public
hearing.
Finding 1: The Board must find that the use will not materially endanger the public health or
safety where proposed and developed according to the plan as submitted and approved.
A. 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.
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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.
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.