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Home My WebLink AboutZ18-05 Staff Summary BOC 7.9.2018Z18-05 Staff Summary BOC 7.9.2018 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 Z18-05 Staff Summary BOC 7.9.2018 Page 2 of 6 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 Z18-05 Staff Summary BOC 7.9.2018 Page 3 of 6 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 Z18-05 Staff Summary BOC 7.9.2018 Page 4 of 6 Traffic Counts Road Location Volume Capacity V/C LOS Middle Sound Loop Road 1,000 feet southeast of Market Street 10,213 9,600 1.06 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. Z18-05 Staff Summary BOC 7.9.2018 Page 5 of 6 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. Z18-05 Staff Summary BOC 7.9.2018 Page 6 of 6 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. PLANNING BOARD ACTION The Planning Board considered this application at their June 7, 2018 meeting. Two residents had questions regarding the proposed housing type and the preservation of vegetation/wildlife habitat on the property, however they were not speaking in opposition to the application. The Planning Board recommended approval (6-0) finding 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. Condition: 1. Duplex, townhome, multi-family, and mobile home housing 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 condition.