S18-04 Staff Summary PB 11.1.2018S18-04 Staff Summary PB 11.1.2018 Page 1 of 10
STAFF SUMMARY OF S18-04
SPECIAL USE PERMIT APPLICATION
APPLICATION SUMMARY
Case Number: S18-04
Request:
Special use permit in order to develop an indoor/outdoor recreation facility
Applicant: Property Owner(s):
Cindee Wolf, Design Solutions Charles Rudolph Clay, Sr. & Essie Waddell
Clay Revocable Living Trust
Location: Acreage:
4600 block of Gordon Road 5.16
PID(s): Comp Plan Place Type:
R04300-001-007-000 General Residential
Existing Land Use: Proposed Land Use:
Undeveloped Indoor/outdoor recreation facility
Current Zoning:
R-15
SURROUNDING AREA
LAND USE ZONING
North Undeveloped/Smith Creek Apts (under construction) R-15
East Smith Creek Apts accessway, Single-Family Residential
(Weaver Acres) R-15
South Single-Family Residence, Buy Quick Gas Station R-15
West RV Storage, I-40 interchange (CUD) B-1
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ZONING HISTORY
July 7, 1972 Zoned R-15 (Area 8B)
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 Murrayville Station
Schools Murrayville Elementary, Eaton Elementary, Trask Middle, and Laney High
Schools
Recreation Smith Creek Park, Parkwood Recreation Area
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
an indoor/outdoor recreation
facility.
The business that will utilize the
facility, Off the Wall Sports, is
currently operating at 203 Antilles
Court in Dutch Square. This
application would relocate the
business to the subject site and allow
for it to expand.
The proposed facility will consist of a
26,400 square foot building and two
outdoor sports fields.
The business focuses on after school
programs for elementary aged
students. Currently, the business picks
up children from Eaton, Blair,
Murrayville, Holly Shelter, and
Ogden elementary schools. Pick up
time is throughout the afternoon/
early evening with the program
closing at 6pm.
The business also offers adult leagues
which start around 7pm in the
evening.
The property is located between an
existing boat/RV storage lot, a gas
station, and the Smith Creek
Apartments which are currently under
construction. The site will share an existing driveway to Gordon Road with the storage lot
and gas station.
TRANSPORTATION
Access is proposed to be provided to the subject property from Gordon Road (SR 2048).
The access is shared with the adjacent gas station and storage lot within an existing 60’
access easement. This access does not permit left-out movements which requires motorists
leaving the site seeking to travel east on Gordon Road to initially go west and then make
a u-turn at the N. College Road intersection. According to NCDOT, the existing u-turn at N.
College Road has the capacity to serve the additional trips generated by this proposal.
The u-turn lane will also be extended with the construction of The Landing at Lewis Creek
Estates, a residential development located on the south side of Gordon Road.
The applicant requested a second access to connect to the Smith Creek Apartment’s
driveway that has not been granted by the apartment property owner. If this connection
could be made, it would allow for motorists to access the roadway system of the adjacent
neighborhood which connects to Gordon Road at multiple locations, including at Blount Drive
where there are existing plans for a signal to be installed with the construction of Lewis
Creek Estates.
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The proposed recreation facility must obtain a driveway permit from NCDOT.
LAND USE INTENSITY AM PEAK PM PEAK
Recreation Center (ITE 495) 26,400 sf 46 61
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. Therefore, the trips are
expected to increase by approximately 48 in the PM peak.
Traffic Counts – December 31, 2017
Road Location Volume Capacity V/C
Gordon Road East of I-40 28,542 14,730 1.94
Due to the high volume of trips on Gordon Road compared to its capacity, a project to
widen the road has been included in the Cape Fear Transportation 2040 plan, but has not
been funded at this time.
Nearby Planned Transportation Improvements and Traffic Impact Analyses
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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. Smith Creek
Apartments 318 apartment units Under Review by the WMPO
& NCDOT
A TIA for this development was originally approved in 2014 with a build out date of 2015. Due
to adjacent developments being constructed and approved in the surrounding area prior to the
construction of this project, the WMPO determined that a new TIA was necessary to reflect the
change in conditions.
The previous TIA required the site driveway on Gordon Road to be designed with one ingress
and two egress lanes, and with a 150-foot internal protective stem. The TIA also required right-
of-way dedication along Gordon Road.
Nearby Proposed Developments included within the TIA:
The Landing at Lewis Creek Estates
Development Status: Site work underway
Proposed
Development Land Use/Intensity TIA Status
2. The Landing at
Lewis Creek Estates
190 Single Family units
40 Townhome units
192 Apartment units
Approved October 17, 2017
2021 Build Out Year
The TIA recommended improvements be completed at certain intersections in the area. The
notable recommendations consisted of:
Installation of a signal, westbound left-turn lane, and eastbound right-turn on Gordon
Road at Blount Drive.
Extension of the existing northbound right-turn lane on Gordon Road at the I-40
westbound ramp.
Extension of the existing westbound left-turn lane and southbound left-turn lane at the
intersection of Gordon Road and N. College Road.
Nearby Proposed Developments included within the TIA:
Buy Quick
Development Status: Site work underway
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Proposed
Development Land Use/Intensity TIA Status
3. Wilmington
Christian Academy
Expansion
153 Pre-K students and
associated staff
Approved September 14,
2016
2018 Build Out Year
The TIA recommended improvements be completed at certain intersections in the area. The
notable recommendations consisted of:
Installation of turns 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
Proposed
Development Land Use/Intensity TIA Status
4. Dunkin Donuts 3,200 sq. ft. fast food
restaurant with drive-thru
Approved April 14, 2015
2016 Build Out Year
The TIA required improvements be completed at a driveway to the site. The notable
improvement consisted of:
Construction of an eastbound right-turn lane with appropriate taper on Murrayville Road at
the shopping center driveway.
Per NCDOT, the improvements have been installed in accordance with their standards.
Nearby Proposed Developments included within the TIA:
None
Development Status: Completed
Recent and Planned Private Roadway Improvements to Nearby Segments of Gordon Road
Newly constructed and/or approved private developments are required to make
improvements to the adjacent segments of Gordon Road. The improvements for Buy Quick
are complete, and the improvements required for The Landing at Lewis Creek Estates will
be installed as that development is constructed. Also, the TIA for Smith Creek Apartments is
currently under review which will determine if additional roadway improvements are
necessary for the area.
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Nearby NC STIP Projects:
U-5792 & U-5881
o NCDOT’s 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.
Construction of project is expected to begin in 2024.
U-4751
o STIP project that will extend Military Cutoff from Market Street to I-140. The extension
will also make connections to subdivisions located north of Gordon Road, giving residents
additional options to access Market Street and Military Cutoff. Construction of that
project is underway.
ENVIRONMENTAL
The northern portion of the property 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.
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According to the applicant, wetlands may exist within the project boundaries, but not within
any area proposed for development. The location of wetlands will be verified during the
building permit process.
The subject 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), Class III (Severe Limitation), and Class
IV (unsuitable) soils. However, the project will connect to CFPUA water and sewer services.
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. 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 residential development and supportive
commercial, civic, and recreational development. The proposed
indoor/outdoor recreation use would provide recreational options through
its adult and child soccer leagues and child care opportunities (after school
program) for the adjacent neighborhoods (Eaton and Murrayville school
districts). The proposed use would also be located in proximity to existing
commercial uses and planned higher density residential development.
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Consistency
Recommendation
The proposed indoor/outdoor recreation use is generally CONSISTENT with
the 2016 Comprehensive Plan because it provides recreational and child
care services that can serve adjacent residential neighborhoods, in line with
the recommended mix of uses for the General Residential place type. It also
allows for the expansion of an existing business in the community and is sited
near commercial and higher density residential land uses.
STAFF PRELIMINARY CONCLUSIONS AND FINDINGS OF FACT:
Staff has conducted an analysis of the proposed use and the information provided as part of the
application package and has created preliminary findings of fact for each of the conclusions
required to be reached to approve the special use permit request. These preliminary findings of
fact and conclusions are based solely on the information provided to date, prior to any information
or testimony in support or opposition to the request that may be presented at the upcoming public
hearing at the Board meeting.
Finding 1: The Board must find that the use will not materially endanger the public health or
safety where proposed and developed according to the plan as submitted and approved.
A. The site is accessed from Gordon Road, a major arterial street, and is adjacent to Interstate
40.
B. According to the most recent traffic counts in the area, the daily trips on Gordon Road
exceed the design capacity of the two-lane road. The volume to capacity ratio for the
segment of Gordon Road east of I-40 is 1.94.
C. The proposed recreation facility is expected to generate fewer than 100 trips in the peak
hours. The net change in trips expected to be generated from a residential development
under the R-15 zoning district to the proposed recreation facility is estimated to be an
increase of approximately 50 trips in the PM peak.
D. Water and sewer services will be provided and designed in accordance with CFPUA’s
standards.
E. The subject property is located in the New Hanover County North Fire Service District.
F. The development within the site is outside of the Special Flood Hazard Area located on the
property.
G. Traffic impacts are reviewed by NCDOT through the driveway permitting process, and any
required roadway improvements must be installed in accordance with NCDOT’s standards
prior to a certificate of occupancy being issued.
Staff Suggestion: Evidence in the record at this time supports a finding that the use will not materially
endanger the public health or safety where proposed.
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Finding 2: The Board must find that the use meets all required conditions and specifications of
the Zoning Ordinance.
A. The site is zoned R-15, Residential District.
B. Indoor and outdoor recreation establishments are allowed by special use permit in the R-
15 zoning districts.
C. The site plan complies with all applicable technical standards including Zoning Ordinance
Section 72-36: Indoor/Outdoor Recreation Establishments
Staff Suggestion: Evidence in the record at this time supports a finding that the use meets all of the
required conditions and specifications of the Zoning Ordinance.
Finding 3: The Board must find that the use will not substantially injure the value of adjoining
or abutting property or that the use is a public necessity.
A. The surrounding area contains a mixture of land uses including single-family residential,
multi-family residential, and commercial land uses.
B. No evidence has been submitted that this project will decrease the property values of
adjacent or nearby properties.
Staff Suggestion: The evidence in the record at this time supports a finding that the use will not
substantially injure the value of adjoining or abutting property.
Finding 4: The Board must find that the location and character of the use if developed according
to the plan as submitted and approved will be in harmony with the area in which it is to be
located and in general conformity with the plan of development for New Hanover County.
A. The 2016 Comprehensive Plan classifies the area proposed for the development as General
Residential, and the proposal aligns with general intent of this land use classification. The
proposed indoor/outdoor recreation use would provide recreational options and child care
opportunities for the adjacent neighborhoods. The proposed use would also be located in
proximity to existing commercial uses and planned higher density residential development.
Staff Suggestion: Evidence in the record at this time supports a finding that the use is general conformity
with the plan of development for New Hanover County.