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HomeMy WebLinkAboutZ17-11 Staff Summary BOC 2.5.2018Z17-11 Staff Summary BOC 2.5.2018 Page 1 of 9 STAFF SUMMARY OF Z17-11 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z17-11 Request: Conditional B-1 Zoning District in order to develop an automobile service station Applicant: Property Owner(s): Michael V. Lee of The Lee Law Firm Lloyd C. Brinkley, Jr. Et Al Location: Acreage: 106 Oak Ridge Lane 2.507 PID(s): Comp Plan Place Type: R03618-002-001-000 Community Mixed Use Existing Land Use: Proposed Land Use: Retail Nursery Automobile Service Station Current Zoning: Proposed Zoning: (CUD) B-1 (CZD) B-1 SURROUNDING AREA LAND USE ZONING North Religious Institution, single-family residential R-15 East Single-family residential R-15 South Single-family residential, religious institution R-15 West Single-family residential R-15 Z17-11 Staff Summary BOC 2.5.2018 Page 2 of 9 ZONING HISTORY July 6, 1971 Initially zoned R-15 (Area 5) October 1, 1990 Property rezoned to (CUD) B-1 to develop a retail nursery (Z-416) COMMUNITY SERVICES Water/Sewer CFPUA water and sewer services are available 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 Proposed Site Plan  This application proposes to develop an automobile service station (AAA Car Care Center). The service station would consist of an eight bay shop, office/retail center, and a car wash area containing an exterior cleaning/vacuuming area. There are no fueling stations proposed.  “Automobile service stations” provide for general maintenance of automobiles (e.g. oil changes, tire rotations, state inspections). Major repairs, like body work, are considered an “automobile repair business”, which is not a permitted use in the B-1 zoning district. Z17-11 Staff Summary BOC 2.5.2018 Page 3 of 9  A fully opaque buffer must be installed along the rear (western) property line which adjoins single-family dwellings. The applicant will preserve the existing vegetation located within the buffer and install a 6-foot tall solid fence. Proposed Site Plan Proposed Landscape Plan Z17-11 Staff Summary BOC 2.5.2018 Page 4 of 9 TRANSPORTATION  Access is provided to the subject property by Greenview Drive (SR 2082) and Oak Ridge Lane, a private road.  A driveway permit from NCDOT is required for the proposed development. NCDOT has performed a preliminary review of the plan and the required driveway improvements, including a four-foot-wide concrete median on Greenview Drive, are illustrated on the site plan. Trip Generation LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK SATURDAY PEAK Automated Car Wash (948) 3,800 square feet Info not available 54 54 Automobile Care Center (942) 7,730 square feet 17 24 Info not available OR Automobile Parts and Service Center (943) 7,730 square feet Info not available 34 51 TOTAL MAXIMUM TRIPS GENERATED BY THE PROPOSAL: N/A 88 105 Existing Trips (subtracted from proposed trips) Nursery (Garden Center) (817) 2.5 acres 23 26 58 TOTAL NEW TRIPS GENERATED BY THE PROPOSAL: N/A 62 47  Traffic Impact Analyses are required to be completed for proposals that will generate more than 100 peak hour trips in either the AM or PM peak hours. A TIA is not required for this project due to the projected peak hour trip generation figures. Traffic Counts Road Location Volume Capacity V/C LOS Market Street 7500 Block 52,765 43,700* 1.2* E/F* *The intersection of Lendire Road and Market Street has gained additional capacity due to changes in roadway configuration, lengthened turn lanes, the addition of a EB left turn lane, and signal changes associated with Middle Sound Marketplace project. The revised capacity has not been compiled at this time. Z17-11 Staff Summary BOC 2.5.2018 Page 5 of 9 Nearby Planned Transportation Improvements and Traffic Impact Analyses Regional Transportation Plans:  STIP Project U-4751 o Extension of Military Cutoff Road from Market Street to I-140. Construction is expected to begin in early 2018.  STIP Project U-4902D o Installation of a center median on Market Street from Middle Sound Road to Marsh Oaks Drive. Also includes the installation of a sidewalk on the western side of Market Street and a multi-use path on the eastern side. Construction is expected to begin in early 2019.  The NHC/City of Wilmington Greenway Plan recommends that a greenway be installed along the western side of the adjacent portion of Market Street. As noted above, STIP Project U-4902D will install a multi-use path and sidewalk along this portion of Market Street. Z17-11 Staff Summary BOC 2.5.2018 Page 6 of 9 Nearby Traffic Impact Analyses: Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards. Approved analyses will expire if the proposed development is not completed by the build out date established within the TIA.  APPROVED TIAs: Proposed Development Land Use/Intensity TIA Status 1. Aldi at Marsh Oaks  18,900 square foot discount supermarket  Approved July 6, 2016 The TIA required improvements be completed at certain intersections in the area. The major improvements consisted of:  Installation of an eastbound right turn lane on Marsh Oaks Drive to a site access Per NCDOT, the improvements required at this time have been installed in accordance with their standards. Nearby Proposed Developments included within the TIA:  US 17 retail – Walmart Shopping Center (accounted for in annual growth rate) Development Status: Completed 2. Amberleigh Shores – Phase 2  288 apartment units  TIA Approved November 3, 2016  2018 Build Out Year The TIA required improvements be completed at certain intersections in the area. The major improvements consist of:  Installation of a southbound left turn lane on Market Street to Marsh Oaks Drive  Installation of an eastbound right turn lane on Marsh Oaks Drive to a site access  Extension of an existing right-turn lane on Market street to serve an existing site access In addition, improvements will be made with STIP Project U-4902D (Market Street median) that will support the traffic generated by the development. Construction of the development and required transportation improvements have not started at this time. Nearby Proposed Developments included within the TIA:  None Development Status: No construction has started at this time Z17-11 Staff Summary BOC 2.5.2018 Page 7 of 9 3. Middle Sound Market Place (Publix)  32,830 square feet of retail  49,100 square feet of supermarket  720 square feet of fast food restaurant  TIA approved June 15, 2015  2019 Build Out Year The TIA required improvements to be made at certain intersections in the area, including Market Street at Middle Sound and the access points to the development. The major improvements consisted of:  Installation of a continuous northbound right turn lane on Market Street to Middle Sound Loop Road and site access points  Extension of existing westbound dual left turn lanes and the addition of a westbound right turn lane on Middle Sound Loop Road to Market Street  Installation of an eastbound right turn lane and westbound left turn lane on Middle Sound Loop Road to a site access In addition, NCDOT recently completed the Lendire Road realignment project, and will be making improvements to the area’s transportation network with STIP Project U-4751(Military Cutoff extension). These completed and planned projects will support the traffic generated by the development. Per NCDOT, the improvements required at this time have been installed in accordance with their standards. Nearby Proposed Developments included within the TIA:  None Development Status: Publix has opened, other retail units remain unoccupied  TIAs Under Draft: 4. Ogden Starbucks  2,200 square foot coffee shop with drive thru  Scope Approved November 21, 2017  2019 Build Out Year Nearby Proposed Developments to be included within the TIA:  None 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 of Class I (suitable/slight limitation) and Class III (severe limitation) soils. Z17-11 Staff Summary BOC 2.5.2018 Page 8 of 9 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 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. Analysis Community Mixed Use areas are generally intended to include a mixture of uses and support multiple modes of transportation. These features become more important at major intersections where mixed use nodes can be created, especially where publically-funded multi-modal infrastructure is in place and/or planned. In transitional areas between major intersections and/or higher density nodes, lower density commercial uses that provide services for nearby residents are appropriate. Multi-modal support is less of a concern - especially for uses specifically for motor vehicles - but planned multi-modal corridors should be incorporated into site designs. Consistency Recommendation The proposed automotive service station with car wash and retail office is CONSISTENT with this place type because it will provide services for nearby residents. This type of low-density commercial use is appropriate due to its location off a major arterial in a transitional area between major intersections and two Urban Mixed Use areas where higher density mixed uses are desirable. Z17-11 Staff Summary BOC 2.5.2018 Page 9 of 9 PLANNING BOARD ACTION The Planning Board considered this application at their January 11, 2018 meeting. The Planning Board discussed the design of the site, including stormwater retention, signage, buffering, and pedestrian access. At the meeting, one adjacent property owner spoke regarding concerns with the use and maintenance of Oak Ridge Lane, and lighting of the site. These concerns were addressed by the applicant, including agreeing to a condition that private road signage be installed along Oak Ridge Lane. The Board recommended approval (4-0) of the application, finding that it is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the low- density commercial use is appropriate due to its location off a major arterial in a transitional area between major intersections and two Urban Mixed Use areas where higher density mixed uses are desirable. 2. Reasonable and in the public interest because the proposed development will support business success and provide commercial services to the surrounding residents, while limiting impacts to the surrounding residential area by preserving existing vegetation and installing a fully opaque buffer along the rear property line. The Board recommended that the following conditions be added to the proposed development: 1. All existing trees located within required buffer yards must be preserved and supplemented as necessary in order to provide a fully opaque screen. In addition, a six-foot-tall solid fence must be installed along the rear buffer yard. 2. Flashing, animated, and digital signs shall be prohibited on the property. 3. A sign indicating that Oak Ridge Lane is a private road shall be installed along the right- of-way of Oak Ridge Lane, west of the proposed driveway access to the subject site. STAFF RECOMMENDATION Staff recommends approval of the application as stated in the Planning Board’s action. Staff concurs with the Planning Board’s statements that the application is consistent with the Comprehensive Plan and is reasonable and in the public interest, and with the recommended conditions.