Z18-05 Staff Summary PB 6.7.2018Z18-05 Staff Summary PB 6.7.2018 Page 1 of 6
STAFF SUMMARY FOR Z18-05
CONDITIONAL ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z18-05
Request:
Conditional R-20 Zoning District in order to develop a performance residential development
Applicant: Property Owner(s):
Cindee Wolf of Design Solutions John Dieffenbauch et al
Location: Acreage:
7300 Block of Mason Landing Road 4.2 acres
PID(s): Comp Plan Place Type:
R04500-004-007-001 General Residential
Existing Land Use: Proposed Land Use:
Undeveloped Performance residential subdivision
Current Zoning: Proposed Zoning:
R-20S (CZD) R-20
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential R-20S, (CUD) R-15
East Single-Family Residential, Marina (Mason Harbour
Yacht Club) R-20S, (CUD) R-15
South Single-Family Residential R-20S
West Single-Family Residential R-20S
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ZONING HISTORY
May 18, 1970 Initially zoned R-20 (Area 3)
January 4, 1988 Rezoned to R-20S (Z-335)
November 5,
2007
Rezoned to (CUD) R-20 to be developed as a phase of the Mason
Harbour Yacht Club (Z-838M)
August 1, 2011 Rezoned to back to R-20S (Z-838M)
COMMUNITY SERVICES
Water/Sewer Water services are provided by Carolina Water Service, Inc. and sewer
services are provided by CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Station Ogden
Schools Castle Hayne Elementary, Eaton Elementary, Noble Middle, and Laney High
schools
Recreation Pages Creek Park Preserve, Ogden 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
This application proposes to construct a performance residential development consisting of
eight single-family lots. A performance residential development provides more flexibility
in the design of subdivisions by not requiring a minimum lot size and by allowing for multiple
housing types. However, these types of developments are subject to a maximum density
requirement. Performance developments within the proposed R-20 district are permitted
a maximum density of 1.9 dwelling units per acre, which equates to a maximum of eight
dwelling units on the subject property.
R-20S does not allow performance residential developments, permitting only conventional
subdivisions which require a minimum lot size of 20,000 square feet. The average lot size
of the proposed performance development is approximately 12,000 square feet.
By not requiring a minimum lot size, performance developments allow for additional land
to be utilized for open space and stormwater purposes. The proposed development will
provide 1.22 acres of open space (29% of the subject property).
The application proposes to restrict the housing type for the development to detached
single-family dwellings.
TRANSPORTATION
Access is provided to the subject property by Mason Landing Road (SR 1404) which
connects to Middle Sound Loop Road (SR 1403).
NCDOT has reviewed the plan and provided preliminary comments to the applicant. The
proposed subdivision must obtain a driveway permit from NCDOT.
Trip Generation
LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK
Single-Family Home (210) 8 dwelling units 6 8
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Traffic Counts
Road Location Volume Capacity V/C LOS
Middle Sound
Loop Road
1,000 feet southeast of
Market Street 13,526 12,520 1.08 F
Nearby Planned Transportation Improvements and Traffic Impact Analyses
No TIAs are currently being drafted or have been completed for projects within a one-mile radius from
the subject site within the last five years.
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Two projects are included in State Transportation Improvement Program that will improve the
portion of Market Street adjacent to the Middle Sound community:
STIP Project U-4751
o Extension of Military Cutoff Road from Market Street to I-140. Construction of this
project has begun and is expected to be completed in 2021.
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.
ENVIRONMENTAL
The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
The applicant has identified approximately 15,000 square feet of wetlands on the
property. These wetlands will be preserved within the open space provided with the
development.
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 II (moderate limitation) and Class III (severe limitation) 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.
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Future Land Use
Map Place Type General Residential
Place Type
Description
Focuses on lower-density housing and associated civic and commercial
services. Typically, housing is single-family or duplexes. Commercial uses
should be limited to strategically located office and retail spaces, while
recreation and school facilities are encouraged throughout.
Analysis
The intent of the General Residential place type is to preserve existing
residential neighborhoods and provide opportunities for similar lower
density residential development and supportive commercial, civic, and
recreational development. The performance residential design of the
proposed development would allow for the conservation of environmentally
sensitive land, while providing single-family lots at a density consistent with
surrounding neighborhoods. Development at this density is appropriate for
an infill site and balances the existing development pattern with efficient
use of existing infrastructure.
Consistency
Recommendation
The proposed performance residential subdivision is CONSISTENT with this
place type because it provides infill residential development similar to the
existing pattern of the area, while protecting environmentally sensitive land.
STAFF RECOMMENDATION
Staff recommends approval of the application with conditions. Staff concludes that the
application is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because it provides
for infill residential development similar to the existing pattern of the area, while protecting
environmentally sensitive land.
2. Reasonable and in the public interest because the project’s reliance on performance
residential standards allows for the preservation of increased amounts of open space and
for the protection of the natural environment and wildlife habitats.
Conditions:
1. Duplex, townhome, multi-family, and mobile home housing shall be prohibited.