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HomeMy WebLinkAboutZ18-02 Staff Summary BOC 4.2.2018Z18-02 Staff Summary BOC 4.2.2018 Page 1 of 11 STAFF SUMMARY FOR Z18-02 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z18-02 Request: Conditional B-2 Zoning District in order to develop a commercial center consisting of retail, restaurant, and office uses. Applicant: Property Owner(s): Cindee Wolf of Design Solutions Yosef, Inc. Location: Acreage: 7900 block of Market Street 1.783 acres PID(s): Comp Plan Place Type: R03600-003-042-005 Community Mixed Use Existing Land Use: Proposed Land Use: Undeveloped Retail, restaurant, and office uses Current Zoning: Proposed Zoning: O&I (CZD) B-2 SURROUNDING AREA LAND USE ZONING North Religious Institution, The East Carolina Bank O&I East General Commercial Uses (Retail, Office) B-2 South Amberleigh Shores Apartments MF-M (City of Wilmington) West Single-Family Residential (Brickstone Estates) R-15 Z18-02 Staff Summary BOC 4.2.2018 Page 2 of 11 ZONING HISTORY July 6, 1971 Initially zoned R-15 (Area 5) February 21, 2011 Rezoned to O&I (Z-909) 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 Station Ogden 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 Z18-02 Staff Summary BOC 4.2.2018 Page 3 of 11 PROPOSED SITE PLAN  This application proposes to construct two commercial buildings consisting of office, retail and restaurant related uses. The buildings consist of an 11,800 square foot two story building and a 3,000 square foot one story building.  The application proposes to limit the allowable uses of the building to the following:  Eating & Drinking Places  General Merchandise Stores  Miscellaneous Retail  Banks, Credit Agencies, Savings & Loans  Barber & Beauty Shops  Offices for Private Business & Professional Activities.  Business Services including Printing (ex: copy centers, mailing and packaging services).  Dry Cleaning & Laundry  Indoor Recreation  Personal Services (ex: hair salons, tanning and nail salons) Z18-02 Staff Summary BOC 4.2.2018 Page 4 of 11 TRANSPORTATION  Access is provided to the subject property by Bump Along Road (a private road) from Market Street (BUS 17) and Raintree Road (SR 2146).  A Traffic Impact Analysis (TIA) for the project has been completed and has been approved by the MPO and NCDOT. 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  The proposed development is expected to generate 2,191 trips during the course of a 24- hour weekday period. During the AM peak hour, 134 trips are estimated to be generated, with 27 of those as pass-by trips. During the PM peak hour, 264 trips are estimated to be generated, with 72 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.  The TIA expects, if a two-way connection to Raintree Road is provided, that 19 trips would utilize that access in the AM peak and 45 trips would utilize it in the PM peak. Level of Service  The Level of Service results include two alternatives for the proposed development. Alternative 1 includes a two-way connection to Raintree Road. Alternative 2 illustrates the proposed development with the access to Raintree Road. Market Street at Marsh Oaks Drive With Raintree Road Connection Without Raintree Road Connection Scenario Overall LOS AM PEAK Existing C C 2018 Future No Build C C 2018 Future Build C C PM PEAK Existing C C 2018 Future No Build D D 2018 Future Build D D Z18-02 Staff Summary BOC 4.2.2018 Page 5 of 11 Market Street at Bump Along Road With Raintree Road Connection Without Raintree Road Connection Scenario Right-Out Movement LOS AM PEAK Existing C C 2018 Future No Build C C 2018 Future Build D D 2018 Future Build w/ Improvements C D PM PEAK Existing C C 2018 Future No Build D D 2018 Future Build F F 2018 Future Build w/ Improvements E F Market Street at U-Turn With Raintree Road Connection Without Raintree Road Connection Scenario U-Turn Movement LOS AM PEAK 2018 Future No Build B B 2018 Future Build C C 2018 Future Build w/ Improvements A A PM PEAK 2018 Future No Build C C 2018 Future Build E E 2018 Future Build w/ Improvements B B Required Improvements  For both alternatives, the TIA recommends the installation of a southbound right turn lane extending from Bump Along Road to Mendenhall Drive with the turn lane tying into the U- turn bumpout designed for the future U-4902D project. The TIA also recommends the signalization to the future U-turn at Market Street intersection. These improvements will require coordination with NCDOT, whereas NCDOT would design and construct the improvements as part of the U-4902D project with the developer being responsible for the associated costs.  The WMPO and NCDOT have approved the TIA and accepted the recommended improvements. The approval letter, which lists all of the transportation improvements for the project, is included in the Board’s packet. Z18-02 Staff Summary BOC 4.2.2018 Page 6 of 11 Nearby Planned Transportation Improvements and Traffic Impact Analyses  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. Z18-02 Staff Summary BOC 4.2.2018 Page 7 of 11 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. Z18-02 Staff Summary BOC 4.2.2018 Page 8 of 11 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 Z18-02 Staff Summary BOC 4.2.2018 Page 9 of 11 3. Market Street Retail Center (Wal-Mart)  245,500 square feet retail space  Drive-in bank with 5 drive- thru lanes  4,000 square feet fast food restaurant w/ drive-thru  4,000 square feet fast food restaurant w/ drive-thru  TIA approved May 2, 2013  2015 Build Out Year The TIA required improvements be completed at certain intersections in the area. The major improvements consisted of:  Installation of center median on Market Street from Marsh Oaks Drive to site’s main access (Hays Lane), and continuing the median to the existing concrete median to the north.  Installation of a traffic signal at the site’s main access on Market Street (Hays Lane).  Installation of multiple turn lanes at the site access points along Market Street. Per NCDOT, the improvements required at this time have been installed in accordance with their standards. Nearby Proposed Developments included within the TIA:  Amberleigh Shores Apartments Development Status: Completed ENVIRONMENTAL  The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.  The property does contain wetlands regulated by the US Army Corps of Engineers. These wetlands are proposed to be filled in accordance with the US Army Corps of Engineers standards.  The wetlands have the characteristics of swamp forest under the Conservation Overlay District, however it is not of a sufficient size for conservation space to be required. Specifically, Section 55.1-4 of the ordinance requires a minimum of five acres of swamp forest to be present on the parcel in order for conservation space to be required.  The property is within the Pages Creek (SA;HQW) watershed.  Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class I (suitable/slight limitation), Class III (severe limitation), and Class IV (unsuitable) 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. Z18-02 Staff Summary BOC 4.2.2018 Page 10 of 11 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. The subject property is located in a transitional area near a growth node, and ideally, would provide for the needs of adjacent residential neighborhoods and support multi-modal connections to the higher intensity growth node. The proposed project can provide lower-intensity commercial services for nearby residents, while incorporating the planned Market Street multi-use path and improving road interconnectivity that will provide additional access for residents of the abutting neighborhood. Consistency Recommendation The proposed Bailey Shoppes project is generally CONSISTENT with this place type because it will provide services for nearby residents. This type of low-intensity 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. Z18-02 Staff Summary BOC 4.2.2018 Page 11 of 11 PLANNING BOARD ACTION The Planning Board considered this application at their March 1, 2018 meeting. Two residents spoke in opposition to the application, citing concerns over flooding, traffic, and the impact to existing wetlands. The Planning Board recommended approval (4-0) finding that the application is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the low- intensity 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 improving road interconnectivity that will provide additional access for nearby residents. Conditions: 1. The improvements required as part of the approved Traffic Impact Analysis must be completed in accordance with NCDOT’s standards prior to issuance of a Certificate of Occupancy. 2. The two-way vehicular connection to Raintree Road, extending to Bump Along Road, must be included within a 30-foot-wide access easement that is dedicated for public use. 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. 4. The development must include bicycle parking facilities consisting of at minimum four bicycle parking spaces. 5. Land uses of the proposed buildings shall be limited to those indicated on the site plan. In addition, indoor shooting ranges shall be prohibited. 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.