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Z18-01 Staff Summary BOC 5.7.2018Z18-01 Staff Summary BOC 5.7.2018 Page 1 of 8 STAFF SUMMARY OF Z18-01 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z18-01 Request: Conditional R-7 Zoning District in order to construct a performance residential development Applicant: Property Owner(s): Cindee Wolf of Design Solutions Futch Creek Properties, LLC Location: Acreage: 8700 Block Market Street 7.97 PID(s): Comp Plan Place Type: R02900-003-097-000 Community Mixed Use Existing Land Use: Proposed Land Use: Undeveloped Performance residential development Current Zoning: Proposed Zoning: B-1 & R-15 (CZD) R-7 SURROUNDING AREA LAND USE ZONING North Single-family dwellings, undeveloped R-15 East Single-family dwellings R-15 South Undeveloped, single-family dwellings B-1, R-15 West Hardware store, undeveloped B-1 Z18-01 Staff Summary BOC 5.7.2018 Page 2 of 8 ZONING HISTORY July 6, 1971 Initially zoned R-15 (Area 5) May 5, 2003 Rezoned to B-1 (Z-761) 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 Porters Neck 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 construct a performance residential development consisting of 48 townhomes.  The proposal of 48 units on the 7.97-acre property equates to 6 dwelling units per acre.  The development is within a parent parcel consisting of approximately 8.75 acres. The residual three-quarter acres, located at the western corner of the parent parcel, is not included in this application and will remain zoned B-1. Z18-01 Staff Summary BOC 5.7.2018 Page 3 of 8  If the rezoning approved, the development must be reviewed by the County’s Technical Review Committee (TRC). Proposed Site Plan TRANSPORTATION  Access is provided to the subject property by Market Street, a state-maintained road (SR 1400). Trip Generation LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK Residential Townhome (230) 48 units 21 26 Z18-01 Staff Summary BOC 5.7.2018 Page 4 of 8  According to Section 55.3 of the Zoning Ordinance, Traffic Impact Analyses (TIA) are required to be completed for conditional rezoning applications 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 being below the threshold. Traffic Counts Road Location Volume Capacity V/C LOS Market Street 8200-8300 Block 42,512 57,008 0.75 D Nearby Planned Transportation Improvements and Traffic Impact Analyses Z18-01 Staff Summary BOC 5.7.2018 Page 5 of 8 Regional Transportation Plans:  NCDOT Project 44238 o Proposal for roadway improvements at the Market Street/I-140 interchange. Preliminary plans propose to realign the I-140 Market Street exit so that it connects directly into Porters Neck Road, and to widen existing ramps to and from Highway 17. This project is currently unfunded.  The NHC/City of Wilmington Greenway Plan recommends that a greenway network be installed in the surrounding area, including along Market Street. 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. Scotts Hill Charter School  Phase 1 (2016-2017) – 490 students  Phase 2 (2018-2019) – 587 students  Phase 3 (2019-2020) – 664 students  Phase 4 (2020-2021) – 731 students Approved January 11, 2017 The TIA required improvements be completed at certain intersections in the area. The major improvements consisted of:  Extension of the existing northbound left/u-turn lane at US 17 and Sidbury Road  Modification of signal timing at certain traffic lights in the area The following improvements were recommended:  Driveway improvements at the site’s access with Pandion Drive  Installation of a left turn lane into the site  Installation of dual westbound right-turn lands on Scotts Hill Loop Road at the US 17 intersection Per NCDOT, the improvements required at this time have been installed in accordance with their standards. Nearby Proposed Developments included within the TIA:  Blake Farm  New Hanover Regional Medical Center  Scotts Hill Village Development Status: Building Completed Z18-01 Staff Summary BOC 5.7.2018 Page 6 of 8 2. Scotts Hill Village New Hanover Regional Emergency Facility  64,000 sf of medical offices  200,000 sf hospital  TIA Approved April 8, 2014  2018 Full Build Out Year The TIA required improvements be completed at certain intersections in the area. The major improvements consist of:  Installation of a northbound u-turn lane, left-turn crossover lane, and westbound right-turn lanes at the intersection of US 17 and Scotts Hill Medical Drive  Installation of a u-turn lane at on US 17 at Scotts Hill Loop Road Per NCDOT, the improvements required at this time have been installed in accordance with their standards. Additional improvements will be required to be installed when future phases of the development are completed. Nearby Proposed Developments included within the TIA:  Scotts Hill Village  Stevens Point Apartments  Vineyard West Development Status: Partially Completed 3. Scotts Hill Village  226 Single-Family Homes  TIA approved February 4, 2014  2018 Build Out Year The TIA required improvements be completed at certain intersections in the area. The major improvements consist of:  Installation of an eastbound right turn lane at Scotts Hill Loop Road and the 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:  Vineyard West  Stevens Point Apartments  Scotts Hill Medical Center Development Status: Under construction, two phases have been platted consisting of 68 lots ENVIRONMENTAL  The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas. A wetland delineation will be performed during the permitting process.  The subject property is within the Futch Creek (SA;HQW) watershed.  Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class III (severe limitation) soils. Z18-01 Staff Summary BOC 5.7.2018 Page 7 of 8 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 The subject property is located in an area near a growth node that has been designated as Community Mixed Use and directly abuts an established residential neighborhood. New development in this place type is intended to incorporate a mix of office, retail, and housing at densities higher than the existing residential development pattern. The 6 units per acre Plantation Landing Townhomes project is on the low end of approximately 8 units per acre recommended for this place type. This project could provide an appropriate transition between the higher-intensity uses intended for the Community Mixed Use place type and adjacent residential neighborhood. Z18-01 Staff Summary BOC 5.7.2018 Page 8 of 8 Consistency Recommendation The proposed Plantation Landing Townhomes project is generally CONSISTENT with the Community Mixed Use place type. It provides housing at densities consistent with what is encouraged in this place type and can serve to transition between the higher intensity uses intended for this place type and existing residential neighborhoods. PLANNING BOARD ACTION The Planning Board considered this application at their March 1, 2018 meeting. At the meeting the board discussed the phasing and layout of the development, use and access of the adjacent commercial portion of the property, and the downstream stormwater impacts. Three residents spoke in opposition to the application, citing concerns over traffic, stormwater, home values, and safety impacts to an existing school bus stop. 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 proposal provides housing at densities consistent with what is encouraged in the surrounding area. 2. Reasonable and in the public interest because the proposed development will provide an additional housing type to the area and serve as a transition between higher intensity uses and existing residential neighborhoods. The Board recommended the following condition be added to the proposed development: 1. A 20-foot-wide easement shall be dedicated to the County along Market Street for the purposes of installing a future pedestrian facility in accordance with the Wilmington/NHC Comprehensive Greenway Plan. 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.