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Z18-11 Staff Summary PBZ18-11 Staff Summary PB 8.2.2018 Page 1 of 11 STAFF SUMMARY FOR Z18-11 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z18-11 Request: Conditional R-7 Zoning District in order to develop a performance residential development Applicant: Property Owner(s): Cindee Wolf of Design Solutions Hoosier Daddy, LLC Location: Acreage: Near the 5800 block of Carolina Beach Road, north of Manassas Drive 79.93 PIN(s): Comp Plan Place Type: The PINs are included in the applicant’s materials. General Residential & Urban Mixed Use Existing Land Use: Proposed Land Use: Undeveloped Performance residential subdivision Current Zoning: Proposed Zoning: R-15 (CZD) R-7 SURROUNDING AREA LAND USE ZONING North Undeveloped, Institutional (Autumn Care of Myrtle Grove), Commercial (Discount House), Single-Family Residential R-15, (CZD) B-2 East Single-Family Residential (Sentry Oaks) R-15 South Single-Family Residential (Tarin Woods, Battle Park, Covington) R-15 West General Commercial – Office, retail, warehousing, Tregembo Animal Park B-2 Z18-11 Staff Summary PB 8.2.2018 Page 2 of 11 ZONING HISTORY April 7, 1971 Initially zoned R-15 (Area 4) COMMUNITY SERVICES Water/Sewer Water and sewer services are available through CFPUA. Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire District, New Hanover County Station Myrtle Grove Schools Bellamy Elementary, Codington Elementary, Murray Middle, and Ashley High schools Recreation Myrtle Grove School Park, Monterey Heights, Veterans Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The Conservation Overlay District Map indicates that pocosin wetlands may exist on the property. The property owner further evaluated the site during a previous preliminary plat application and delineated the areas which are subject to additional standards of the Conservation Overlay District. The preliminary plat review indicated that the proposed development is capable of complying with these standards. Historic No known historic resources Archaeological No known archaeological resources Z18-11 Staff Summary PB 8.2.2018 Page 3 of 11 PROPOSED SITE PLAN  The proposed development is an extension of the existing Tarin Woods II subdivision. The first phase of Tarin Woods II has been constructed and consists of 51 single-family lots. This initial phase is not included in this rezoning application and will remain zoned R-15.  This application proposes to construct the two new phases of the Tarin Woods II subdivision under the performance residential standards. The phases included in this rezoning consist of 145 single-family dwellings, 143 townhomes, and 192 apartment units. A performance residential development provides 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-7 district are permitted a maximum density of 6 dwelling units per acre, which equates to a maximum of 480 dwelling units on the subject property.  Under the performance residential standards, the subject property would be permitted a maximum of 200 dwelling units in the current R-15 district, and 480 dwelling units in the proposed R-7district. The proposed project would be built to the maximum number of units allowed by the R-7 zoning. R-15 R-7 Proposed CZD Min Lot Size (Conventional) 15,000 sf 7,000 sf N/A Max Density (Performance) 2.5 du/ac 6 du/ac 6 du/ac Max Dwelling Units for Subject Property (Performance) 200 480 480 Z18-11 Staff Summary PB 8.2.2018 Page 4 of 11 TRANSPORTATION  Access is provided to the subject property by Manassas Drive (SR 1581) which connects to Carolina Beach Road (US 421). The development also connects to the adjacent residential subdivisions of Battle Park, Covington and Tarin Woods by way of Shiloh Drive, Appomattox Drive, and Tarin Road. In addition, existing and future interconnectivity allows for access to Myrtle Grove Road through the Sentry Oaks subdivision and the proposed Congleton Farms subdivision.  Although the project provides three access points to adjacent subdivisions, only Manassas Drive provides a direct connection to Carolina Beach Road. This is not an ideal approach for access but, there are limits to providing additional access points to the project due to the existing development pattern in the area. Many of the abutting properties have been developed, and a possible direct connection to Carolina Beach Road from the subject property was requested to be removed by NCDOT due to issues it would create at the intersection of Carolina Beach Road and Sanders Road. A future phase of Tarin Woods II, located south of the Myrtle Grove Shopping Center, had proposed a connection to that shopping center via The Kings Highway. However, that phase is not proposed at this time and there is no guarantee that connection will be made.  NCDOT will review the impacts the project will have on the intersection of Manassas Drive and Carolina Beach Road during the Traffic Impact Analysis process to ensure, that if the project is approved, the access is appropriate to handle the traffic generated by the proposed development.  A Traffic Impact Analysis (TIA) was completed for a previous version of the project that included the additional phase located south of the Mrytle Grove Shopping Center. The TIA can be found online at the County’s Development Activity Page: http://planningdevelopment.nhcgov.com/development-activity/ This TIA included potential access points with Carolina Beach Road and The Kings Highway that are not part of the current rezoning application. As a result, the applicant is currently drafting an addendum to the TIA that analyzes all of the development’s trips utilizing Manassas Drive to access Carolina Beach Road. The addendum was not available for County staff to review at the time this report was written. Trip Generation LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK Single-Family Home (210) 145 dwelling units 109 146 Attached Townhomes (230) 143 dwelling units 63 74 Multi-family Apartments (220) 192 dwelling units 88 111 Total 260 331  As currently zoned, R-15, the subject site would be permitted a maximum of 200 dwelling units under the performance residential standards. A detached single-family dwelling typically generates about one trip during the peak hours. Therefore, the property could currently generate approximately 200 trips during the peak hours. Z18-11 Staff Summary PB 8.2.2018 Page 5 of 11 Traffic Counts – 2017 Z18-11 Staff Summary PB 8.2.2018 Page 6 of 11 Nearby Planned Transportation Improvements and Traffic Impact Analyses Regional Transportation Plans:  The NC State Transportation Improvement Program includes a project (U-5790) that will widen the adjacent portion of Carolina Beach Road and construct a flyover at the intersection of College Road and Carolina Beach Road. Construction of the project is expected to start in 2024. 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. Z18-11 Staff Summary PB 8.2.2018 Page 7 of 11 Proposed Development Land Use/Intensity TIA Status 1. Carolina Beach Road Development  20,320sf of Discount Store  14,830sf of Shopping Center  Approved February 26, 2018  2022 Build Out Year The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Installation of a southbound right turn lane on Carolina Beach Road at the site’s access.  Increasing the length of an existing southbound u-turn lane on Carolina Beach Road at Cathay Road. Nearby Proposed Developments included within the TIA:  Beau Rivage Update  Beau Rivage Townhomes Development Status: No construction has started at this time 2. Kaylies Cove  110 Single-Family Homes  Approved February 20, 2018  2019 Build Out Year The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Installation of a eastbound right turn lane and westbound left turn lane on Piner Road at the site’s access. Nearby Proposed Developments included within the TIA:  None Development Status: Under construction 3. Congleton Farms  162 Single-Family Homes  Approved February 5, 2018  2018 Build Out Date The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Constructing the section of Lieutenant Congleton Road along the site frontage to connect to the existing roadway with one lane in each direction. Nearby Proposed Developments included within the TIA:  None Development Status: No construction has started at this time Z18-11 Staff Summary PB 8.2.2018 Page 8 of 11 4. Beau Rivage Update  4,500 square feet of drive- thru bank  3,500 square feet of fast food drive thru  6,900 square feet of supermarket (addition to the existing Harris Teeter)  7,500 square feet of shopping center  Approved December 28, 2016  2018 Build Out Date The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Installation of an eastbound right-turn lanes on Sanders Road at the site’s access and Carolina Beach Road. Nearby Proposed Developments included within the TIA:  Tarin Woods  River Lights Development Status: Under construction 5. Beau Rivage Fuel Center – Signal Analysis  Gasoline Service Station with Convenience Market & 10 Fuel Pumps  Approved July 15, 2015 The analysis found a signal is warranted for the intersection of Carolina Beach Road and Sharks Eye Lane for both directions (northbound and southbound left turns). Nearby Proposed Developments included within the TIA:  None Development Status: Improvements have been completed 6. The Village at Mott’s Landing Phase I & II  389 Single-Family Homes  24 Duplex Homes  Approved February 26, 2014  2018 Build Out Date The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Installation of a southbound right turn lane and directional left-over on Carolina Beach Road at the site’s access. Nearby Proposed Developments included within the TIA:  None Development Status: Under construction Z18-11 Staff Summary PB 8.2.2018 Page 9 of 11 ENVIRONMENTAL  The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.  Portions of the property have been verified by the applicant to not contain any wetlands. Additional verification must be provided during the subdivision process on the portions of the property have not yet been delineated.  The property is within the Everett Creek (SA;HQW) and Mott Creek (C;Sw) 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. However, the Zoning Ordinance requires the development to be served by public water and sewer. 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. Place Type Description General Residential 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. Types of uses include single-family residential, low-density multi-family residential, light commercial, civic, and recreational. Urban Mixed Use 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. Z18-11 Staff Summary PB 8.2.2018 Page 10 of 11 Analysis The proposed performance residential development is located between existing lower density residential neighborhoods and the Carolina Beach Road commercial corridor, which is envisioned for the most intensive place type, Urban Mixed Use. The majority of the subject property is designated General Residential, the intent of which is to preserve existing residential neighborhoods and provide opportunities for similar lower density residential neighborhoods and supportive non-residential development. The Comprehensive Plan identifies the ideal density for this place type as up to 6 dwelling units per acre, which is the overall proposed density for this project and the maximum density for R-7. A portion (approximately 1.5 acres) of the property closest to the Carolina Beach Road corridor is classified as Urban Mixed Use. In this place type, multi-family residential uses are preferred, and the ideal density is moderate to high density (12+ units per acre). While only some of the property is designated Urban Mixed Use, the place types are not intended to be used as hard boundaries, and the general future development pattern for this area is higher intensity closest to the Carolina Beach Road corridor and lower densities closest to the existing low-density residential neighborhoods, which is reflected in the design for this development. This type of development pattern provides an appropriate transition in density between portions of the county intended for higher-intensity development and existing single-family residential areas and aligns with the Comprehensive Plan’s goal of providing for a range of housing types. Optimally, multi-modal roads would directly link the higher intensity portions of the project to the higher intensity uses of the Carolina Beach Road corridor. This would support the Comprehensive Plan’s goals to integrate uses to allow for daily needs to be met without the use of an automobile. However, due to limitations of the existing development pattern along the Carolina Beach Road corridor, the multi-family portions of the project share transportation networks with the surrounding lower-density neighborhoods, and all residents access the commercial corridor via Manassas Drive. Consistency Recommendation The proposed performance residential project is generally CONSISTENT with these place types because it provides overall residential densities in line with the 6 units per acre recommended for the General Residential place type and provides a transition in densities from the portions of the property adjacent to Urban Mixed Use areas, where moderate to high density multi-family is desired, to those abutting existing lower density residential neighborhoods. Z18-11 Staff Summary PB 8.2.2018 Page 11 of 11 STAFF RECOMMENDATION Staff recommends approval of the application with one condition. Staff concludes that the application is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because it provides for residential densities in line with the 6 units per acre recommended for the General Residential place type and provides a transition in densities from the portions of the property adjacent to Urban Mixed Use areas, where moderate to high density multi-family is desired, to those abutting existing lower density residential neighborhoods. 2. Reasonable and in the public interest because the project will provide a mixture of housing types within close proximity of commercial services. Condition: 1. An approved final driveway access permit from NCDOT and completion of all applicable permit conditions is required prior to approval of a final plat or any required final zoning approval for the townhome or apartment units.