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Z18-14 Staff Summary PB - 10.17.18 meetingZ18-14 Staff Summary 10.17.2018 PB Meeting Page 1 of 11 Z18-14 STAFF SUMMARY ZONING MAP AMENDMENT APPLICATION APPLICATION SUMMARY Case Number: Z18-14 Request: Rezoning to (CZD) B-2 for up to 150,000 sq. ft. of buildings Applicant: Property Owner(s): College Road Development Partners, LLC College Road Development Partners, LLC Location: Acreage: 2608 N. College Road 8.04 acres PID(s): Place Type: R03408-001-002-000 R03408-001-003-000 R03408-001-004-000 Community Mixed Use Existing Land Use: Proposed Land Use: Undeveloped (previously approved for 88 apartment units) The majority of uses allowed in B-2 would be permitted with limited exceptions Current Zoning: Proposed Zoning: (CUD) R-10 Conditional Use Zoning District (CZD) B-2 BRIEF HISTORY This case was continued at the September 6, 2018 Planning Board meeting. On September 4, 2018, the Board of Commissioners tabled a request to revert the subject property to B-2 and R-15 zoning. Concern was expressed about the breadth of uses that could be permitted by-right in the B-2 zoning, including self-storage. Z18-14 Staff Summary 10.17.2018 PB Meeting Page 2 of 11 SURROUNDING AREA LAND USE ZONING North Institutional (Laney High School) R-15 East Single Family Residential R-15 South Commercial (Taco Bell) B-2 West Mostly Undeveloped; Barber Shop, Electronics Repair Shop R-15, O&I ZONING HISTORY July 7, 1972 Initially zoned R-20 July 13, 1998 300’ strip adjacent to N. College Rd rezoned to B-2 May 2, 2016 Rezoned from B-2 and R-15 to (CUD) R-10 for 88 apartments April 3, 2017 Request to rezone to (CZD) B-2 denied (Case Z17-01) September 4, 2018 Request to revert to B-2 and R-15 tabled by Board of Commissioners (Case Z18-12) COMMUNITY SERVICES Water/Sewer Water and Sewer is available through CFPUA Fire Protection New Hanover County Fire Services, New Hanover County North Fire District Schools Castle Hayne Elementary, Eaton Elementary, Trask Middle, and Laney High schools Recreation Olsen Park Z18-14 Staff Summary 10.17.2018 PB Meeting Page 3 of 11 CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Z-951 REZONING PROPOSAL (FROM 2016)  A (CUD) R-10 Conditional Use Zoning District was approved for the subject site on May 2, 2016 and allows for an 88-unit apartment complex in four buildings on the site.  The following conditions were placed on the approved rezoning: 1. A 10’ multi-use path shall be installed along N. College Road in accordance with the Wilmington/New Hanover County Comprehensive Greenway Plan. The multi- use path shall be constructed to the adjoining properties and shall include any necessary crosswalks, boardwalks, or bridges. 2. Existing vegetation must remain within the rear buffer and be supplemented as necessary to provide the 100% visual opacity requirement. Z17-01 REZONING PROPOSAL (FROM 2017)  A request to rezone the property from the (CUD) R-10 to (CZD) B-2 was submitted in February 2017 (Case Z17-01).  The proposal included 72,850 square feet of self-storage units in four buildings, along with access drives and parking to serve the development.  The rezoning request was recommended for approval by the Planning Board but denied by the Board of Commissioners. Z18-12 ZONING REVERSION REQUEST  Because the Z17-01 rezoning request was denied, the property remained in the (CUD) R- 10 Conditional Use Zoning District for 88 apartment units that was approved in 2016.  In July 2018, the property owner requested the property be reverted to the B-2 and R-15 zoning that was in effect on the property prior to the (CUD) R-10 pursuant to Section 55.2- 6(1) of the Zoning Ordinance.  The Planning Board recommended approval of the request at their August 2018 meeting.  The request was tabled by the Board of Commissioners at their September 6, 2018 meeting. ZONING ORDINANCE CONSIDERATIONS FOR CURRENT PROPOSAL  The applicant’s conditional district proposal is different from typical conditional district proposals in that it provides more general information and it proposes building areas and a range of total building square footage along with a list of uses that would be not permitted on the property.  Some of the uses proposed for limitation by the applicant are not permitted uses in B-2, such as Junkyards, Adult Entertainment Establishments, and Group Homes.  Other uses proposed to be excluded include Electronic Gaming Operations, Bus and Taxi Terminal, Demolition Landscape Landfill, Recycling Facilities, Stables, Mobile Home Dealers and Prefab Building sales, Septic Tank Vacuum Service, Entertainment Establishments, Bars, Cabarets, and Discos, Automobile Rentals, Manufacturing Uses, Vehicle Sales, Boat Sales, and Kennels. Z18-14 Staff Summary 10.17.2018 PB Meeting Page 4 of 11  Comparing the list of uses proposed to not be allowed with the Table of Permitted Uses in the Zoning Ordinance, 77 uses would be permitted on the property; 71 uses would be permitted by-right and 6 would require a special use permit. These uses include a broad range of retail, services, storage, mini-warehousing, offices, and others: Uses Permitted Based on Applicant’s Proposed Limitations B-2 1 Agricultural Uses P 2 Veterinaries P 3 Wholesale Nurseries & Greenhouses (12/13/82) P 4 General Building Contractor P 5 Landscaping Contractors (12/13/82) P 6 Special Trade Contractors P 7 Special Trade & General Contractors with no Outside Storage (12/5/88) P 8 Commercial Marina with Floating Structures (4/2/84) S 9 Commercial Marina (2/14/84) P 10 Dry Stack Storage of Boats: (1/7/08) As a stand-alone warehouse P As accessory to a marina P 11 Electric / Gas & Sanitary Services P 12 Electric Substations P 13 Mini-Warehouses P 14 Post Offices P 15 Recreational Vehicle and Boat Trailer Storage Lots (2/3/14) P 16 Telephone & Telegraph Facilities P 17 TV & Radio Broadcasting P 18 Warehousing P 19 Water Transportation Facilities P 20 Other Communication Facilities Including Towers (2/5/96) S 21 Antenna & Towers Less Than 70 Ft. In Height & Ancillary to the Principal Use (2/5/96) P 22 Cellular & PCS Antennas (See Section 63.5-1 (H) P 23 Amateur Radio Antennas (up to 90 ft.) (10/07) P 24 Wholesaling With No Outside Storage (11/2/81) P 25 Wholesaling Seafood With Water Frontage P 26 Apparel & Accessory Store P 27 Building Material & Garden Supplies P 28 Convenience Food Store (7/5/85) P 29 Drug Store P 30 Eating and Drinking Places P 31 Farm Implement Sales P 32 Food Stores P 33 Fruit & Vegetable Stand Produced on Same Parcel as Offered for Sale P 34 Furniture, Home Furnishing & Equipment P 35 General Merchandise Stores P 36 Handcrafting Small Articles P 37 Hardware P 38 Miscellaneous Retail P 39 Retail Nurseries (12/13/82) P 40 Historic Restaurant P 41 Boat Repair P 42 Barber / Beauty Shop (10/90, 7/10/06) P 43 Business Services Including Printing P Z18-14 Staff Summary 10.17.2018 PB Meeting Page 5 of 11 Uses Permitted Based on Applicant’s Proposed Limitations B-2 44 Camping, Travel Trailer Parks (2/14/83) P 45 Drive-In Theater P 46 Electrical Repair Shop P 47 Equipment Rental & Leasing P 48 Funeral Home P 49 Hotels & Motels (12/13/82) P 50 Indoor Recreation Establishments P 51 Outdoor Recreation Establishments P 52 Indoor Theater (2/14/83) (NTE 3000SF) P 53 Parks & Recreation Area (4/2/07) P 54 Personal Services P 55 Resort Hotel / Motel (1/4/83) P 56 Watch, Clock, Jewelry Repair P 57 Child Care Center (10/7/13) P 58 Family Child Care Home (10/7/13) S 59 Libraries P 60 Museums (5/2/83) P 61 Churches P 62 Lodges, Fraternal & Social Organizations (5/2/83) P 63 Fraternities / Sororities, Residential P 64 Accessory Buildings or Uses, clearly incidental to the Permitted Use or Building (see Section 63.2) P 65 Christmas Tree Sales (7/6/92) P 66 Circuses, Carnivals, Fairs & Side Shows of No More than 30 Days Duration Per Year P 67 Dwelling Unit Contained within Principal Use(4/85) S 68 Evangelistic and Religious Assemblies not Conducted at a Church (7/6/92) P 69 Government Offices & Buildings P 70 Offices for Private Business & Professional Activities P 71 Pumpkin Sales (7/6/92) P 72 Principal Use Sign P 73 Research Facilities P 74 Single Family Dwelling S 75 Single Family Dwelling-Attached (1/4/82) S 76 Special Fund Raising for Non-Profit Organizations (7/6/92) P 77 Temporary Sign P Z18-14 Staff Summary 10.17.2018 PB Meeting Page 6 of 11  The site plan included with the application indicates that between 75,000 and 150,000 square feet of total building area is proposed. As shown below, the site plan indicates two areas for buildings with height limits of 14’ and 24’.  The site plan also shows a driveway to an area that is outside of the proposed building areas that could accommodate such uses as storage that would not require a building. This driveway would require an NC DOT driveway permit, and NC DOT previously commented that this area of the site would need to be accessed internally. Z18-14 Staff Summary 10.17.2018 PB Meeting Page 7 of 11 TRANSPORTATION  Access to the site is via an existing driveway serving the subject site as well as the existing fast food restaurant (Taco Bell).  A Traffic Impact Analysis was completed for a development proposal on this property in 2013, which included a fast-food restaurant and a mixed-use building consisting of 120 dwelling units and office/retail space. The existing driveway and center turn lane were installed after that TIA was performed.  An updated TIA was not required for the 2016 or 2017 rezoning proposals because the proposed developments did not exceed 100 peak hour trips.  A bus stop for WAVE Transit route 207 is located on southbound N. College Road approximately 500’ south of the property across from Long Ridge Drive.  Traffic impacts will be analyzed at the time a development is proposed. Any use that exceeds 100 AM or PM peak hour trips will be required to have an approved Traffic Impact Analysis (TIA) prior to development. Even if a TIA is not required, improvements may be required when any proposed use is reviewed by NCDOT during the driveway permitting process. Traffic Count – June 19, 2017 Road Location Volume Capacity V/C N. College Road 2400 block 31,524 29,300 1.08  The wide variety of uses proposed includes high traffic-generating uses such as restaurants and drug stores to low traffic-generating uses such as wholesale nurseries, mini-warehousing, RV/boat storage, and funeral homes.  This area of N. College Road serves as a link for traffic from I-40 and northbound from Wilmington to Northchase, Cape Fear Community College North Campus, and Castle Hayne.  In front of the site, N. College Rd. has one northbound through lane and one southbound through lane, a center turn lane, a right turn lane that continues to Laney High School, and a right turn lane serving the existing driveway. Z18-14 Staff Summary 10.17.2018 PB Meeting Page 8 of 11 Nearby Planned Transportation Improvements and Traffic Impact Analyses 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. Dunkin Donuts  3,200 sq. ft. fast food restaurant with drive-thru  TIA approved April 14, 2015  2016 Buildout year Z18-14 Staff Summary 10.17.2018 PB Meeting Page 9 of 11 The TIA required improvements be completed at certain intersections in the area. The major improvements consisted of:  Construct an eastbound right-turn lane with appropriate taper on Murrayville Road at the shopping center driveway. Per NCDOT, the improvements required at this time have been installed in accordance with their standards. Nearby Proposed Developments included within the TIA:  None Development Status: Building Completed Proposed Development Land Use/Intensity TIA Status 2. State Employees Credit Union  8,526 sq. ft. bank with drive- thru  TIA approved December 17, 2015  2017 Buildout year The TIA required improvements be completed at certain intersections in the area. The major improvements consisted of:  Optimize signal timing at N. College Road and Northchase Parkway SE intersection.  Construct an eastbound right turn lane with 100’ of storage on Northchase Parkway SE at the site driveway. Per NCDOT, the improvements required at this time have not yet been installed in accordance with their standards. Nearby Proposed Developments included within the TIA:  None Development Status: Building and site currently being developed. ENVIRONMENTAL  Portions of the property are within the AE Special Flood Hazard Area with a Base Flood Elevation of around 32 feet; the area around the stream is AE Floodway. All proposed development will have to adhere to Flood Damage Prevention Ordinance standards at time of development.  Stormwater management will be reviewed by the New Hanover County Engineering Department and by the NC Department of Environmental Quality. Any development will utilize, and improve as required, the existing stormwater pond located on the site.  The stream on the property is subject to additional buffering standards required by the NC Division of Water Resources.  The subject property is within the Smith Creek (C;Sw) watershed. Z18-14 Staff Summary 10.17.2018 PB Meeting Page 10 of 11 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. Consistency Analysis Community Mixed Use areas are generally intended to include a mixture of uses. The subject property is located along N. College Rd., immediately adjacent to both existing auto-oriented businesses, Laney High School, and a residential neighborhood. It is located at the edge of a commercial node at N. College and Bavarian/Murrayville and near the Northchase planned development. Uses of this property that would provide for the needs of adjacent residential neighborhoods and/or provide higher density residential housing to transition to the adjacent lower density residential areas would support the integration of uses and development patterns encouraged in the Comprehensive Plan. The requested conditional B-2 zoning district could allow for the types of commercial services appropriate for a Community Mixed Use area at the edge of a node, and development regulations would require landscaping buffers along residential properties, visually separating and mitigating any effects for the adjacent neighborhood. Consistency Recommendation The proposed B-2 zoning district is generally CONSISTENT with this place type because it would allow the types of services for nearby residents recommended in the comprehensive plan. Z18-14 Staff Summary 10.17.2018 PB Meeting Page 11 of 11 STAFF RECOMMENDATION Staff recommends approval of the application. Staff concludes that the application is: 1. Consistent with the purposes and intent of the Community Mixed Use place type in the 2016 Comprehensive Plan because the proposed B-2 zoning district would allow the types of services for nearby residents recommended in the plan. 2. Reasonable and in the public interest because the conditional B-2 district would provide a reasonable extension of an existing B-2 zoning district while protecting adjacent residential uses through reduced heights in the portions of the property closest to homes and limitations on permitted uses, in addition to the setbacks and buffers required by the Zoning Ordinance.