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Home My WebLink AboutZ18-03 Staff Summary PBZ18-03 Staff Summary PB 3.1.2018 Page 1 of 9 STAFF SUMMARY OF Z18-03 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z18-03 Request: Conditional B-1 Zoning District in order to develop a convenience store with gas pumps Applicant: Property Owner(s): Cindee Wolf of Design Solutions 4361 Blue Clay Road Property, LLC Location: Acreage: 4361 Blue Clay Road 2.36 PID: Comp Plan Place Type: R01819-004-001-000 Urban Mixed Use Existing Land Use: Proposed Land Use: Undeveloped Convenience Store with Gas Pumps Current Zoning: Proposed Zoning: R-15 (CZD) B-1 SURROUNDING AREA LAND USE ZONING North Single Family Attached Residential (CUD) R-10 East Single Family Detached Residential and Institutional R-15, O&I South Single Family Detached Residential R-15 West Single Family Detached Residential (Under Development) R-15 Z18-03 Staff Summary PB 3.1.2018 Page 2 of 9 ZONING HISTORY July 7, 1972 Initially zoned R-15 (Area 8A) COMMUNITY SERVICES Water/Sewer CFPUA water and sewer services are available Fire Protection New Hanover County Fire Services Schools Castle Hayne Elementary, Eaton Elementary, Holly Shelter Middle, and Laney High Schools Recreation North Regional Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Z18-03 Staff Summary PB 3.1.2018 Page 3 of 9 Proposed Site Plan  This application proposes to develop a 5,000 sq. ft. convenience store with fuel pumps and a stand-alone automated car wash. Proposed Site Plan Z18-03 Staff Summary PB 3.1.2018 Page 4 of 9 TRANSPORTATION  Access would be provided to the subject property by a driveway on N. College Road and a driveway on Blue Clay Road.  A Traffic Impact Analysis (TIA) was conducted for the proposed development and is currently under review by the MPO and NCDOT, with a review deadline of March 1, 2018. Below is information taken from the analysis. The TIA can be found online at the County’s Development Activity Page: http://planningdevelopment.nhcgov.com/development- activity/ Trip Generation LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK Convenience Market with Gasoline Pumps (853) 5,000 sq. ft. gross floor area 205 255 Pass-By Trips: (63% AM, 66% PM) 130 168  The proposed development is expected to generate 4,300 trips during the course of a 24- hour weekday period. During the AM peak hour, 205 trips are estimated to be generated, with 130 of those as pass-by trips. During the PM peak hour, 255 trips are estimated to be generated, with 168 of those as pass-by trips. Pass-by trips are made by the traffic already using the adjacent roadway, entering the site as an intermediate stop on their way to another destination. Level of Service Analysis  The Level of Service analysis conclusions for the signalized intersection of N. College Road and Blue Clay Road were taken from the Traffic Impact Analysis for the project. North College Road and Blue Clay Road Scenario Overall LOS AM PEAK Existing C 2018 Future No Build D 2018 Future Build D PM PEAK Existing C 2018 Future No Build D 2018 Future Build D Recommended Improvements The TIA recommends the following the improvements be made to the adjacent roadway network in order to accommodate the proposed development:  North College Road and Blue Clay Road o Modify the signal timing. Z18-03 Staff Summary PB 3.1.2018 Page 5 of 9  North College road and Site Drive 1 o Provide site access via a right in/right-out intersection with one ingress lane and one egress lane. o Provide stop control for Site Drive. o Provide an exclusive southbound right-turn lane on North College Road with 25’ of storage and appropriate taper.  Blue Clay Road and Site Drive 2 o Provide site access via a full movement intersection with one ingress lane and one egress lane. o Provide stop control for Site Drive. o Provide an exclusive westbound right-turn lane on Blue Clay Road with 50’ of storage and appropriate taper. Regional Transportation Plans:  NCDOT Project I-5357 o Pavement rehabilitation on I-40 from mile marker 408.6 in Pender County to end of I- 40 at mile marker 420. The project is funded and underway.  NCDOT Project I-5760 o Pavement rehabilitation on I-140 from I-40 to US 421. The project is funded and underway.  The NHC/City of Wilmington Greenway Plan recommends that a greenway be installed along N. College Road and bicycle lanes be installed along Blue Clay Road adjacent to the subject site. Nearby Planned Transportation Improvements and Traffic Impact Analyses Z18-03 Staff Summary PB 3.1.2018 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. Proposed Development Land Use/Intensity TIA Status 1. Cape Landing Subdivision  126 Single-family dwellings  TIA Approved December 21, 2017  2021 Build Out Year Z18-03 Staff Summary PB 3.1.2018 Page 7 of 9 The TIA required improvements be completed at the intersection of N. College Road and Blue Clay Road. The major improvement consisted of:  Extension of an eastbound right turn lane on Blue Clay Road, and restriping of existing lane on N. College Road. The improvements have not been completed at this time. Nearby Proposed Developments included within the TIA:  Cape Fear Community College North Campus Expansion Development Status: Phase I, consisting of 62 lots, has been constructed. Proposed Development Land Use/Intensity TIA Status 2. Sidbury Elementary and Bus Storage  Elementary school (temporary) and bus storage facility  TIA approved December 16, 2015  2017 Build Out Year The TIA required improvements be completed at certain intersections in the area. The major improvements consisted of:  Installation of an eastbound left-turn lane on Sidbury Road at Old Dairy Farm Road  Installation of an eastbound left turn lane on Sidbury Road at the site access  Installation of a southbound left-turn lane along the school access drive. The improvements have been completed. Nearby Proposed Developments included within the TIA:  Blake Farms (Pender County)  Cape Fear Community College North Campus Expansion Development Status: Under Construction 3. Cape Fear Community College – North Campus  733,000 square feet of buildings, an athletic field and an increase in student population from 2,846 students to 4,268. o Phase I: Two buildings totaling 138,000 square feet.  TIA approved October 10, 2013  Phase 1: 2015 Build Out Year, Full Build Out: 2033 The TIA required improvements to be made at certain intersections in the area. The major improvements consisted of:  Installation of multiple turn lanes on Sidbury Road at two of the three access points. Per NCDOT, the improvements required at this time have been installed in accordance with their standards. Z18-03 Staff Summary PB 3.1.2018 Page 8 of 9 Nearby Proposed Developments included within the TIA:  Exton Park (114 townhome development)  Parsons Mills (354 unit residential subdivision) Development Status: Phase I has been constructed. Proposed Development Land Use/Intensity TIA Status 4. Parsons Mill  354 single-family dwellings  TIA approved February 26, 2014  2018 Build Out Year The TIA required improvements be completed at certain intersections in the area. The major improvements consisted of:  Installation of left-turn lane on northbound N. College Road to the site access  Installation of right-turn lane on southbound N. College Road to the site access  Installation of a right-turn lane on eastbound Parmele Road to N. College Road The improvements have not been completed at this time. Nearby Proposed Developments included within the TIA:  None Development Status: Pending ENVIRONMENTAL  The property lies within the AE Special Flood Hazard Area, with a Base Flood Elevation of 30.1’. A small portion of the north end of the property lies within the floodway for Pumpkin Creek; this area is proposed to remain undeveloped.  Some wetlands exist on the western edge of the property; no wetland impacts are proposed with the development.  Areas on the western edge of the property contain the conservation resource Pocosin; these areas are proposed to be undeveloped and are buffered as required by the Zoning Ordinance.  The subject property is within the Prince Georges Creek (C; Sw) watershed.  Soils on the property consist of Wrightsboro fine sandy loam and Johnston soils. 2016 COMPREHENSIVE LAND USE PLAN The New Hanover County Future Land Use Map provides a general representation of the vision for New Hanover County’s future land use, as designated by place types describing the character and function of the different types of development that make up the community. Specific goals of the Comprehensive Plan are designated to be promoted in each place type, and other goals may be relevant for particular properties. Z18-03 Staff Summary PB 3.1.2018 Page 9 of 9 Future Land Use Map Place Type Urban Mixed Use (also within a Growth Node) 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. Analysis Urban Mixed Use areas, especially the three designated growth nodes, are intended to provide a mixture of commercial services and higher density housing at more urban scales. Automobile-oriented services, such as the proposed convenience store and gas station, are not specifically addressed in the recommendations for this place type. However, locating this basic convenience need at a major intersection in a transitional area between the Cape Fear Community College North Campus and existing residential areas will assist in the ultimate functionality of this growth node for nearby residents and visitors to the node’s destinations. Consistency Recommendation The proposed convenience store and gas station is generally CONSISTENT with the Urban Mixed Use place type. It provides a basic convenience need for nearby residents and visitors to the node’s destinations. STAFF RECOMMENDATION Staff recommends approval of the application. Staff concludes that the application is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposed development provides a basic convenience need in a targeted growth node within an Urban Mixed Use place type. 2. Reasonable and in the public interest because the proposal would locate consumer services in an area targeted for growth.