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Home My WebLink AboutZ18-17 Staff Summary PBZ18-17 Staff Summary PB 11.1.2018 Page 1 of 9 STAFF SUMMARY FOR Z18-17 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z18-17 Request: Conditional R-7 Zoning District in order to construct a performance residential development Applicant: Property Owner(s): Cindee Wolf, Design Solutions Ripwood Company, Inc. & Terri Ripa Hunnicutt ETAL Location: Acreage: NW corner of N. College Road and MLK Parkway, 600 block of Spring Branch Road 5.25 PID(s): Comp Plan Place Type: R04900-001-014-000; R04220-011-002- 000; R04220-011-001-000; R04908-004- 005-000; R04908-004-004-000. General Residential 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 Single-Family Residential (Spring View) R-15 East College Road, Single-Family Residential (Crestwood) R-15 South MLK Parkway, Electrical Substation, Corning Industrial (City) West Undeveloped, Single-Family Residential (Spring View) R-15 Z18-17 Staff Summary PB 11.1.2018 Page 2 of 9 ZONING HISTORY July 1, 1972 Initially zoned R-15 (Area 9A) COMMUNITY SERVICES Water/Sewer Water and sewer services are available through CFPUA Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Station Murrayville Schools Wrightsboro Elementary, Eaton Elementary, Holly Shelter Middle, and Laney High schools Recreation Kings Grant Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The Conservation Overlay District indicates that swamp forest may be present in the southwestern corner of the site, however the according to the applicant, there is no evidence of wetlands on the property. The location of wetlands will be verified during the TRC review process. Historic No known historic resources Archaeological No known archaeological resources Z18-17 Staff Summary PB 11.1.2018 Page 3 of 9 PROPOSED SITE PLAN  This application proposes to construct a performance residential development consisting of 30 townhomes.  The proposal of 30 units on the 5.25-acre property equates to 5.7 dwelling units an acre.  Under the performance residential standards, the subject property would be permitted a maximum of 13 dwelling units in the current R-15 district, and 32 dwelling units in the R-7 district. 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 5.7 du/ac Max Dwelling Units for Subject Property (Performance) 13 32 30 Proposed Conceptual Site Plan Z18-17 Staff Summary PB 11.1.2018 Page 4 of 9 TRANSPORTATION  Access is provided to the subject property by Spring Branch Road (SR 2059) which connects to N. College Road (NC 132/US 117) via Spring View Drive (SR 1378). Trip Generation LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK Residential Townhome (220) 30 units 15 20  As currently zoned, R-15, the subject site would be permitted a maximum of 13 dwelling units under the performance residential standards. A detached single-family dwelling typically generates about one trip during the PM peak hour. According to the Institute of Transportation Engineers Trip Generation Manual, townhome units typically generate less trips than single-family dwellings. As a result, although the proposal increases the number of dwelling units by 17, the number of trips expected to be generated from the additional units is estimated to be 7 in the PM peak. Traffic Counts – February 28, 2018 Road Location Volume Capacity V/C College Road South of MLK Parkway 46,857 52,732 0.89 South of Gordon Road 34,521 51,867 0.67  The NC STIP includes a project to make improvements at the adjacent intersection of N. College Road and MLK Parkway, specifically by converting it into an interchange. According to the current plans for the roadway project, additional right-of-way will likely be required from the subject site. The site plan has been designed to accommodate the land needed for the roadway project. Additional information is provided below. Z18-17 Staff Summary PB 11.1.2018 Page 5 of 9 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. Wilmington Christian Academy Expansion  153 Pre-K students and associated staff  Approved September 14, 2016  2018 Build Out Year Z18-17 Staff Summary PB 11.1.2018 Page 6 of 9 The TIA recommended improvements be completed at certain intersections in the area. The notable recommendations consisted of:  Installation of turn lanes along Kenningston Street at the site’s driveways. *When this TIA was approved, State law prohibited NCDOT from requiring schools to install roadway improvements. Under current regulations, the total cost of any required improvements to the State highway system must be reimbursed by NCDOT. Nearby Proposed Developments included within the TIA:  None Development Status: Completed without the recommended improvements 2. Academy Sports (located south of MLK within the City of Wilmington)  82,000 sf of retail  Approved April 10, 2017 The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Modifying the signal plan at the Market Street and N. College southbound ramps intersection. Nearby Proposed Developments included within the TIA:  None Development Status: Completed Nearby NC STIP Projects:  U-5792 & U-5881 o The NC State Transportation Improvement Program includes two projects (U-5792 & U-5881) that will upgrade College Road from Gordon Road to New Centre Drive. NCDOT’s recommended plans for the projects includes converting certain intersections along College Road into interchanges, including at MLK Parkway and Kings Drive. o The STIP projects will also close existing accessways to College Road. Specifically, Spring View Drive, Kenningston Street, and Kings Grant Road will be converted into cul-de-sacs. Traffic from the existing neighborhoods would have to utilize Kings Drive to access College Road. This intersection will be converted to an interchange in order to accommodate the additional traffic. The interchange is currently designed with College Road overpassing the intersection. A roundabout will be installed under the bridge which will allow for the existing signal at the intersection to be removed, permitting free flow east and west movements. Z18-17 Staff Summary PB 11.1.2018 Page 7 of 9 Proposed NCDOT Improvements Along College Road (STIP U-5792 & U-5881): ENVIRONMENTAL  A small portion of the southwestern portion of the property, approximately 2,000 square feet in area, is within the AE Special Flood Hazard Area, however, no buildings are proposed within this area.  The property does not contain any Natural Heritage Areas.  The property is within the Smith Creek (C;Sw) 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 IV (unsuitable) soils. However, the Zoning Ordinance requires the development to be served by public water and sewer. Z18-17 Staff Summary PB 11.1.2018 Page 8 of 9 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 General Residential Place Type Description Focuses on lower-density housing and associated civic and commercial services. Typically, housing is single-family or duplexes, though low-density multi-family residential is included as an appropriate use. 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 provide opportunities for similar lower density housing and associated services. The Comprehensive Plan indicates that single family residential and duplexes are typical, but it also lists multi-family residential (including the type of attached townhomes that are proposed) as appropriate for this place type. The plan also aims to increase the diversity of housing types as a strategy for providing housing for residents at different income levels. The proposed R-7 development would provide residential housing within the density range anticipated for this place type (up to 6 dwelling units/acre). Z18-17 Staff Summary PB 11.1.2018 Page 9 of 9 Consistency Recommendation The proposed R-7 townhome rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because it provides residential development in line with the density and housing type recommendations for the General Residential place type and contributes to housing type diversity. 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 the proposal provides housing at densities consistent with what is encouraged for the area. 2. Reasonable and in the public interest because the proposed development will increase the diversity of housing by providing for an additional housing type in the area.