02072019 February PB Agenda Packet
Planning Board – February 7, 2019
Meeting Location: André Mallette Training Center, New Hanover County Government
Center, Suite 135, 230 Government Center Drive
FEBRUARY 7, 2019 6:00 PM
Meeting Called To Order (Chairman Jordy Rawl)
Pledge of Allegiance (Ken Vafier, Planning Manager)
Approval of December 6, 2018 Minutes
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substantial changes in these petitions as a result of objections,
debate, and discussion at the meeting, including rezoning to other classifications.
1 Public Hearing (Presenter: Brad Schuler)
Rezoning Request (Z19-01) – Request by Par 5 Development Group, LLC, on behalf of the
property owners, William S. Hackney, II, Tara S. Hackney, and Proclaim Holdings, LLC, to
rezone approximately 3.28 acres of land located at 813 & 817 Piner Road, from (CUD)
O&I, Conditional Use Office and Institutional District, to (CZD) B-1, Conditional Business
District and R-15, Residential District, in order to develop a retail store on the southern
two acres of the property.
OTHER ITEMS
1 Other Items of Business
Adjournment
NE W HAN O VE R C O UN T Y P LAN N IN G B O AR D
R E Q UE S T F OR B OAR D AC T IO N
ME E T IN G D AT E: 2/7/2019
R egular
D E PART ME N T: P lanning P R E S E N T E R (S ): Brad S c huler, S enio r P lanner
C O N TAC T (S ): Brad S chuler; and Wayne C lark, P lanning & Land Us e Direc tor
S UB J E C T:
P ublic Hearing
Rezoning Request (Z19-01) – Request by Par 5 Development Group, LLC, on behalf of the property
owners, William S . Hackney, II, Tara S . Hackney, and Proclaim Holdings, LLC, to rezone approximately
3.28 acres of land located at 813 & 817 Piner Road, from (C UD) O&I, C onditional Use Office and
Institutional D istrict, to (CZD) B-1, Conditional Business District and R -15, Residential District, in order
to develop a retail store on the southern two acres of the property.
B R IE F S UMMARY:
P ar 5 Development G roup, LLC , is req uesting to rezo ne 3.28 ac res o f land lo cated at 813 & 817 P iner R o ad fro m
(C UD) O &I, C ond itional Us e O ffice and Ins titutio nal District, to (C ZD) B-1, C o nditio nal Bus ines s District, and
R -15, R es id ential District.
T his ap p licatio n p ro p o s es to rezo ne the s outhern two acres o f the p ro p erty to (C Z D) B-1 in o rd er to d evelop a
9,100 square foot retail sto re. T he remaining 1.28 ac res on the northern portio n o f the s ite is proposed to b e rezoned
from the (C UD) O &I district to a general R -15 dis trict. If approved , this portio n o f the p ro p erty wo uld be allowed
to b e d eveloped in acc o rd anc e with the standards of the R -15 district. 1.28 ac res of land within this zo ning district
wo uld generally p ermit three residential lo ts.
Ac cess is p ro vided to the subjec t p ro p erty by P iner R o ad (S R 1521), a minor arterial street. A driveway permit
from NC DO T mus t b e o b tained for the p ro p o s al. NC DO T has reviewed the p ro p o s al and provid ed p reliminary
c o mments indic ating the p ro p o s ed driveway must be reloc ated to wes tern s id e of the s ite. T he applic ant is aware o f
this req uirement and is c urrently wo rking o n upd ating the s ite plan.
T he current conditional zoning district of the property allows for professional offices to utilize the two existing buildings
on the site. B ased on the total square footage of the buildings (approximately 2,000 square feet), the trip generation of
the current development would equate to an estimated 3-6 trips in the AM peak and 3-7 trips in the P M peak. T his
proposal is expected to increase the number of trips in AM peak by approximately 30 trips and in the P M peak by
approximately 70 trips. Currently, the average daily trips generated by the allowable uses on the site is estimated to be
up to 70 trips. T he proposal is expected to increase the average daily trips to approximately 600 trips per day.
T he 2016 C o mp rehens ive P lan classifies the p ro p erty as G eneral R es id ential. T his classific ation foc uses on lower-
dens ity ho using and assoc iated civic and commerc ial s ervic es . T he p ro p o s ed retail use is generally
IN C O N S IS T E N T with the 2016 C omprehensive P lan’s aims to strategically loc ate commerc ial us es in G eneral
R esidential areas b ecaus e the property is loc ated o uts id e o f the identified growth node boundary set b y the
Highgro ve Es tates neighborho o d , where trans itio nal us es like offic e, ins titutio nal, and higher d ensity res id ential
wo uld b e more ap p ro p riate, and it is not likely to meaningfully increas e convenienc e for res id ents due to its c lo s e
proximity to that no d e.
Planning Board - February 7, 2019
ITEM: 1
S T R AT E G IC P LAN ALIG N ME N T:
Intelligent G rowth and Ec o nomic Develo p ment
R E C O MME N D E D MO T IO N AN D R E QUE S T E D AC T ION S :
S taff rec o mmends d enial o f the ap p licatio n and s ugges ts the following motio n:
Mo tion to rec o mmend d enial, as the Bo ard finds that this reques t fo r a zo ning map amend ment of ap p ro ximately
3.28 acres fro m a C o nditio nal Us e O &I district, to a C o nditio nal B-1 and R -15 d is tric t, as d es cribed is :
1. Inc o nsistent with the p urpos es and intent o f the 2016 C o mprehens ive P lan’s aims to s trategic ally lo cate
c o mmercial us es in G eneral R esidential areas bec ause the property is lo c ated o uts id e o f the id entified growth
no d e b o und ary set b y the Highgro ve Es tates neighborhood, where transitio nal us es like offic e, ins titutio nal,
and higher d ensity residential wo uld be mo re ap p ro p riate, and it is no t likely to meaningfully inc reas e
c o nvenience fo r residents d ue to its close proximity to that no d e.
2. Although small s c ale retail provid es a s ervice to the resid ents eas t of the majo r Mo nkey Junction no d e, the
site is loc ated close eno ugh to the existing no d e to not provide the full b enefit of the convenienc e o f avo id ing
the majo r inters ection. In ad d ition, the propos al is expec ted to increase traffic , and the lo catio n o f s ite b eing
on the no rthern s id e o f P iner R o ad wo uld require inc reas ed number o f left-out vehic ular mo vements to serve
the res idents eas t o f the site. T herefo re, although this propos al may be reas o nable, it is not likely in the p ublic
interest.
Alternative Motion for Approval/Denial:
Mo tion to rec o mmend [Ap p ro val/Denial], as the Board finds that this req ues t for a zoning map amend ment o f
approximately 3.28 acres from a C ond itional Us e O &I dis tric t, to a C ond itional B-1 and R -15 district, as desc rib ed
is:
1. [C ons is tent/No t C ons is tent] with the p urposes and intent o f the 2016 C omprehens ive P lan b ec aus e [Desc rib e
elements o f c o ntro lling land us e plans and how the amendment is or is no t cons is tent].
2. [R easonab le/Not R easonab le] and in the p ublic interes t b ecaus e [Briefly explain why. F acto rs may includ e
pub lic health and s afety, c harac ter of the area and relatio nship o f us es , ap p lic able plans , o r b alanc ing b enefits
and detriments ].
C ond itions : [Lis t any agreed up o n cond itions ]
C O UN T Y MAN AGE R'S C OMME N T S AN D R E C OMME N DAT ION S : (only Manager)
Planning Board - February 7, 2019
ITEM: 1
SCRIPT for Conditional Zoning District Application (Z19-01)
Request by Par 5 Development Group, LLC, on behalf of the property owners, William S. Hackney, II,
Tara S. Hackney, and Proclaim Holdings, LLC, to rezone approximately 3.28 acres of land located at
813 & 817 Piner Road, from (CUD) O&I, Conditional Use Office and Institutional District, to (CZD) B-1,
Conditional Business District and R-15, Residential District, in order to develop a retail store on the
southern two acres of the property.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any opponents will
each be allowed 15 minutes for their presentation and additional 5 minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’ s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
3. Close the public hearing
4. Board discussion
5. Vote on the application. The motion should include a statement saying how the change is, or is not, consistent
with the land use plan and why it is, or is not, reasonable and in the public interest.
Staff Suggested Motion:
Motion to recommend denial, as the Board finds that this request for a zoning map amendment of
approximately 3.28 acres from a Conditional Use O&I district, to a Conditional B-1 and R-15 district, as
described is:
1. Inconsistent with the purposes and intent of the 2016 Comprehensive Plan’s aims to strategically locate
commercial uses in General Residential areas because the property is located outside of the identified
growth node boundary set by the Highgrove Estates neighborhood, where transitional uses like office,
institutional, and higher density residential would be more appropriate, and it is not likely to
meaningfully increase convenience for residents due to its close proximity to that node.
2. Although small scale retail provides a service to the residents eas t of the major Monkey Junction node,
the site is located close enough to the existing node to not provide the full benefit of the convenience of
avoiding the major intersection. In addition, the proposal is expected to increase traffic, and the location
of site being on the northern side of Piner Road would require increased number of left-out vehicular
movements to serve the residents east of the site. Therefore, although this proposal may be reasonable,
it is not likely in the public interest.
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment of
approximately 3.28 acres from a Conditional Use O&I district, to a Conditional B-1 and R-15 district, as described is:
1. [Consistent/Not Consistent] with the purposes and intent of the 2016 Comprehensive Plan because [Describe
elements of controlling land use plans and how the amendment is or is not consistent].
2. [Reasonable/Not Reasonable] and in the public interest because [Briefly explain why. Factors may include public
health and safety, character of the area and relationship of uses, applicable plans, or balancing benefits and
detriments].
Conditions: [List any agreed upon conditions]
Planning Board - February 7, 2019
ITEM: 1 - 1 - 1
Z19-01 Staff Report PB 2.7.2019 Page 1 of 11
STAFF REPORT FOR Z19-01
CONDITIONAL ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z19-01
Request:
To rezone the southern 2 acres of the subject property along Piner Road to (CZD) B-1 in order
to develop a retail store, and to rezone the northern 1.28 acres to R-15.
Applicant: Property Owner(s):
Matt Nichols on behalf of Par 5 Development
Group, LLC
William S. Hackney, Tara S. Hackney, and
Proclaim Holdings, LLC
Location: Acreage:
813 & 817 Piner Road 3.28
PID(s): Comp Plan Place Type:
R07600-002-190-000;
R07600-002-020-000. General Residential
Existing Land Use: Proposed Land Use:
Office/Recreation Retail and residential
Current Zoning: Proposed Zoning:
(CUD) O&I (CZD) B-1 & R-15
SURROUNDING AREA
LAND USE ZONING
North Undeveloped, Myrtle Grove Middle R-15
East Myrtle Grove Middle School R-15
South Single Family Residential, Kaylies Cove Subdivision,
Myrtle Grove Presbyterian Church R-15
West Single Family Residential, Highgrove Estates R-15
Planning Board - February 7, 2019
ITEM: 1 - 2 - 1
Z19-01 Staff Report PB 2.7.2019 Page 2 of 11
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
March 10, 1997 Rezoned to (CUD) O&I with a special use permit for a real estate office
March 9, 1998 (CUD) O&I district/SUP modified to allow for general and professional
offices
October 7, 2002 (CUD) O&I district/SUP modified to allow for expansion of the existing
structures and to permit an indoor/outdoor recreation establishment.
COMMUNITY SERVICES
Water/Sewer Water and sewer (via force main connection) 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, Myrtle Grove Middle, and
Ashley High schools
Recreation Myrtle Grove School Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - February 7, 2019
ITEM: 1 - 2 - 2
Z19-01 Staff Report PB 2.7.2019 Page 3 of 11
CURRENT APPROVED CONCEPTUAL SITE PLAN
The subject property is currently zoned (CUD)
O&I with a special use permit allowing the site
to be used for office and recreation (golf
training center) uses.
Currently, two office buildings are located on
the site. The recreation use is not in operation.
Current Approved
Conceptual Site Plan:
PROPOSED CONCEPTUAL SITE PLAN
This application proposes to rezone the southern two acres of the property to (CZD) B-1 in
order to develop a 9,100 square foot retail store.
The remaining 1.28 acres on the northern portion of the site is proposed to be rezoned
from the (CUD) O&I district to a general R-15 district. If approved, this portion of the
property would be allowed to be developed in accordance with the standards of the R-
15 district. 1.28 acres of land within this zoning district would generally permit three
residential lots.
Planning Board - February 7, 2019
ITEM: 1 - 2 - 3
Z19-01 Staff Report PB 2.7.2019 Page 4 of 11
Proposed Conceptual Site Plan
TRANSPORTATION
Access is provided to the subject property by Piner Road (SR 1521), a minor arterial street.
Trip Generation
LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK
Variety Store (814) 9,100 square feet 41 68
AND
Single-Family Detached (210) 3 dwelling units 7 4
Proposed Zoning Total: 48 72
The current conditional zoning district of the property allows for professional offices to utilize
the two existing buildings on the site. Based on the total square footage of the buildings
(approximately 2,000 square feet), the trip generation of the current development would
equate to an estimated 3-6 trips in the AM peak and 3-7 trips in the PM peak. In addition,
Planning Board - February 7, 2019
ITEM: 1 - 2 - 4
Z19-01 Staff Report PB 2.7.2019 Page 5 of 11
the recreation use allowed by the current zoning (golf training center) is estimated to have
its peak hour traffic on Saturdays, with about 20 trips anticipated during this time based
on the number of tees and operational characteristics.
This proposal is expected to increase the number of trips in AM peak by approximately 40
trips and in the PM peak by approximately 65 trips.
Currently, the average daily trips generated by the allowable uses on the site is estimated
to be up to 70 trips. The proposal is expected to increase the average daily trips to
approximately 600 trips per day.
Traffic Counts – August 1, 2018
Road Location Volume Capacity V/C
Piner Road 600 Block (North of Home
Depot) 12,412 10,400 1.19
Masonboro Road
North of Waterford
Subdivision, Southwold
Drive
14,215 16,200 0.88
Myrtle Grove Road South of Peden Point
Road 15,745 16,200 0.97
Traffic Impact Assessment
The applicant provided a traffic impact assessment conducted by a traffic engineer which
examined the potential impact the proposal would have on the surrounding roadway
network. Specifically, the assessment looked at the existing conditions of Piner Road, and
how the trip generation and distribution of the proposal would affect the road.
The assessment concluded that the proposal “will have minimal impact on the surrounding
roadways and will have adequate site access” and made the following findings:
o The development is expected to account for approximately 2% of total traffic on Piner
Road east of the site and approximately 1% of the total traffic on Piner Road west of
the site.
o This study estimates that approximately 65% of the retail trips will be distributed to
the east of the site along Piner Road, which is 395 daily trips, 31 AM peak hour trips,
and 47 PM peak hour trips. This peak hour trip generation is approximately 1 trip
every 2 minutes in the AM peak hour and less than 1 trip per minute in the PM peak
hour.
o Since traffic volumes are higher at the Monkey Junction intersection, the site trips are
expected to account for a much smaller percentage of the traffic at this intersection.
Any additional trips at the Monkey Junction intersection would be insignificant and not
noticeable to vehicles currently using the intersection.
o The peak traffic times of Dollar General are not expected to overlap with the peak
traffic times of the adjacent Myrtle Grove Middle School, which minimizes potential for
traffic congestion. There is not expected to be a conflict with drivers turning left into
the store and school from the existing left-turn lane.
The applicant’s entire assessment is included in the attachments.
A driveway permit from NCDOT must be obtained for the proposal. NCDOT has reviewed
the proposal and provided preliminary comments indicating the proposed driveway must
be relocated to western side of the site. The applicant is aware of this requirement and is
currently working on updating the site plan.
Planning Board - February 7, 2019
ITEM: 1 - 2 - 5
Z19-01 Staff Report PB 2.7.2019 Page 6 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. Tarin Woods II 339 Single-Family Homes
192 Apartment Units
Approved October 31, 2018
Build Out Years:
o Phase 2A (214 single-
family homes): 2018
o Phase 2B (125 single-
family and 192 apt
homes): 2020 – rezoning
required for this phase, no
application currently under
review
Planning Board - February 7, 2019
ITEM: 1 - 2 - 6
Z19-01 Staff Report PB 2.7.2019 Page 7 of 11
The TIA recommends improvements be completed at certain intersections in the area. The
notable improvements consist of:
Installation of a northbound leftover/u-turn lane on US 421 at the Harris Teeter
driveway.
Installation of a second westbound right turn lane on Manassas Drive at Carolina Beach
Road.
The improvements are to be bonded through NCDOT during the construction of Phase 2A and
installed prior to any certificate of occupancy being issued for Phase 2B.
Nearby Proposed Developments included within the TIA:
River Lights
Beau Rivage Update TIA
Development Status: Phase 2A under construction.
2. Monkey Junction
Starbucks
2,510 Coffee/Donut Shop
with A Drive-Thru
Approved July 13, 2018
2019 Build Out Year
The TIA recommends improvements be completed at certain intersections in the area. The
notable improvements consist of:
Removal of one of the two existing driveways to the site.
Nearby Proposed Developments included within the TIA:
None
Development Status: Construction has not started at this time.
3. 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. Roadway improvements have been installed.
Planning Board - February 7, 2019
ITEM: 1 - 2 - 7
Z19-01 Staff Report PB 2.7.2019 Page 8 of 11
4. Trinity Landing 220 senior adult housing
dwelling units and amenities
Approved June 23, 2017
2020 Build Out Date
The TIA required improvements be completed at certain intersections in the area. The major
improvements consisted of:
Installation of a northbound right turn lane on Masonboro Loop Road at the site’s access.
Nearby Proposed Developments included within the TIA:
None
Development Status: No construction has started at this time.
5. Helms Port 159 single-family dwellings Approved April 8, 2014
2016 Build Out Date
The TIA required improvements be completed at certain intersections in the area. The major
improvements consisted of:
Installation of a northbound right turn lane on Masonboro Loop Road at the site’s access.
Installation of a three lane cross-section with one ingress and two egress lanes at the site’s
access.
Nearby Proposed Developments included within the TIA:
None
Development Status: Roadway improvements have been installed.
6. The Village at
Mott’s Landing
Phase I & II
389 single-family dwellings
24 duplex homes
Approved February 26, 2014
2018 Build Out Date
The TIA required improvements be completed at certain intersections in the area. The major
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. Roadway improvements have been partially
installed.
Planning Board - February 7, 2019
ITEM: 1 - 2 - 8
Z19-01 Staff Report PB 2.7.2019 Page 9 of 11
Nearby NC STIP Projects:
STIP Project U-5790
o Proposal that will convert the intersection of Carolina Beach Road/Piner Road and
College Road to a continuous flow intersection and widen a portion of Carolina Beach
Road south of that intersection. Continuous flow intersections permit more efficient travel
movements and help alleviate congestion by allowing more of the main street’s traffic
to move through the intersection. Construction of the project is expected to start in 2025.
ENVIRONMENTAL
The property is not within a Flood Hazard Area.
The property does not contain any Natural Heritage Areas.
The property is within the Motts Creek (C;Sw) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class III (severe limitations). However, CFPUA sewer is available
through a force main connection.
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.
Planning Board - February 7, 2019
ITEM: 1 - 2 - 9
Z19-01 Staff Report PB 2.7.2019 Page 10 of 11
Analysis
One of the primary goals of the 2016 Comprehensive Plan is to allow and
encourage a greater mix of land uses to increase residents’ access to basic
goods and services. This mix of uses is primarily encouraged in the
Community Mixed Use and Urban Mixed Use place types, though all place
types allow for some mixing of uses. The amount and type of use mix
envisioned for a place type depends on how the place type is intended to
function.
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. As noted in the applicant’s rezoning request, the
goal of such supportive non-residential uses is “to provide nearby residents
a convenient place to buy everyday household goods and food items within
walking distance and close driving proximity to surrounding neighborhoods.”
Commercial uses in the General Residential place type should be
“strategically located” office and retail. This generally means that
neighborhood-scale office and retail can be located at nodes, such as
intersections where several neighborhoods have convenient access, or office
and institutional uses can serve as transitions between residences and more
intensive commercial areas.
The proposed property, however, is located in an area where these functions
are less likely to benefit the surrounding residential neighborhoods. To the
west of the property is an area identified as a growth node in the 2016
Comprehensive Plan and that is classified as Urban Mixed Use. Retail uses,
such as the proposed store, are intended to cluster in this node, along with
a variety of employment and higher-density residential uses, to provide a
full range of commercial services. The subject site is in close proximity to the
node (about 400 ft.) but is separated by the residential Highgrove Estates
neighborhood, which was intended to be the natural ending point for the
Urban Mixed Use designated area on the northern side of Piner Road, and
two homes facing Piner Road.
A retail use placed in this location would not be as likely to assist in creating
a neighborhood-scale commercial node for nearby residents because of its
close proximity to a higher intensity commercial node. Instead, it is more
likely that locating a retail use on the subject property would encourage
additional commercial uses on the two existing residential lots east of
Highgrove Estates, with Myrtle Grove Middle School becoming the
boundary for the commercial node.
Planning Board - February 7, 2019
ITEM: 1 - 2 - 10
Z19-01 Staff Report PB 2.7.2019 Page 11 of 11
Consistency
Recommendation
The proposed retail use is generally INCONSISTENT with the 2016
Comprehensive Plan’s aims to strategically locate commercial uses in
General Residential areas because the property is located outside of the
identified growth node boundary set by the Highgrove Estates
neighborhood, where transitional uses like office, institutional, and higher
density residential would be more appropriate, and it is not likely to
meaningfully increase convenience for residents due to its close proximity to
that node.
STAFF RECOMMENDATION
Retail uses generally generate higher rates of traffic than residential or office uses, and, although
there are some homes on the north side of Piner Road in close proximity to the site, most costumers
would likely be generated from the homes located east of the site resulting in an increased number
of left-out turn movements from the property to return home. Any benefit of closer access to basic
goods and services would likely be minimized by increased congestion on Piner Road due to the
change in traffic patterns.
Staff recommends denial of the application. Staff concludes that the application is:
1. Inconsistent with the purposes and intent of the 2016 Comprehensive Plan’s aims to
strategically locate commercial uses in General Residential areas because the property is
located outside of the identified growth node boundary set by the Highgrove Estates
neighborhood, where transitional uses like office, institutional, and higher density residential
would be more appropriate, and it is not likely to meaningfully increase convenience for
residents due to its close proximity to that node.
2. Although small scale retail provides a service to the residents east of the major Monkey
Junction node, the site is located close enough to the existing node to not provide the full
benefit of the convenience of avoiding the major intersection. In addition, the proposal is
expected to increase traffic, and the location of site being on the northern side of Piner
Road would require increased number of left-out vehicular movements to serve the residents
east of the site. Therefore, although this proposal may be reasonable, it is not likely in the
public interest.
Planning Board - February 7, 2019
ITEM: 1 - 2 - 11
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O&I
B-2
R-10
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z19-01 800 block Piner Rd (CZD) B-2 and R-15/
Retail Store
(CUD) O&I
Z19-01
R
500
FeetPlanning Board - February 7, 2019
ITEM: 1 - 3 - 1
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CUD O&I
R-15
O&I
B-2
R-10
New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z19-01 800 block Piner Rd (CZD) B-2 and R-15/
Retail Store
(CUD) O&I
Z19-01
R
Zoning
A-I
AR
B-1
B-2
CITY
CUD A-I
CUD B-1
CUD B-2
CUD I-1
CUD O&I
CUD R-10
CUD R-15
CUD R-20
CZD AI
CZD B-1
CZD B-2
CZD O&I
CZD R-10
CZD R-15
CZD R-20
CZD R-20S
CZD R-7
EDZD
FF
I-1
I-2
O&I
PD
R-10
R-15
R-20
R-20S
RA
RFMU
SC
WB
Sewer
Water
500
FeetPlanning Board - February 7, 2019
ITEM: 1 - 4 - 1
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New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z19-01 800 block Piner Rd (CZD) B-2 and R-15/
Retail Store
(CUD) O&I
Z19-01
R
Place Types
COMMERCE ZONE
EMPLOYMENT CENTER
GENERAL RESIDENTIAL
URBAN MIXED USE
COMMUNITY MIXED USE
RURAL RESIDENTIAL
CONSERVATION
500
FeetPlanning Board - February 7, 2019
ITEM: 1 - 5 - 1
APPLICANT
MATERIALS
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Supporting Evidence for Consistency of Piner Road CZD Rezoning
Request with Plan NHC 2016 Comprehensive Plan
The Plan NHC 2016 Comprehensive Plan is based in large part upon the general
concept that “there is a need for a change in development patterns” and a need to switch
“from traditional sprawling development patterns to a denser, mixed-use style of land
use”. The benefits of mixed-use projects and a mixed-use land development pattern
include offering goods and services in close proximity to residences, which encourages
walking and healthy lifestyles, leaves room to preserve and protect natural resources,
and creates more opportunities for housing, job creation, and providing shopping options
in a convenient and efficient manner.
Allowing a neighborhood scale retail store in the proposed location not only brings
convenient goods and groceries closer to existing residences, but it will also be a benefit
to new residential developments currently under construction or approved for
development in this vicinity.
It should also be noted that while Monkey Junction is a growth node, the retail
businesses on the east side of Monkey Junction are specialized in nature. Generally
speaking, there are no general goods stores or grocers on the eastern side of Monkey
Junction, or for that matter, on the eastern side of College Road in this area for a
significant distance north until you reach 17th Street Extension.
There are also no general goods stores or grocery stores located on the eastern
side of Carolina Beach Road in this vicinity. The only commercial establishments on the
eastern side that offer general goods and groceries (in a very limited capacity) are a few
gas stations. The only option a resident currently has to walk to a general goods or
grocery store from the Piner Road area is to cross the Monkey Junction intersection.
The proposed rezoning will provide an efficient, convenient and affordable
shopping option and alternative for area residents, including pedestrian access, which is
consistent with the Comprehensive Plan.
The following excerpts from the Plan, to name a few, illustrate how the proposed
rezoning is consistent with the Plan’s purpose and goals:
[continued on next page]
Planning Board - February 7, 2019
ITEM: 1 - 8 - 1
Comprehensive Plan Pre-Prologue/Prologue
Final Decision of the Coastal Resources Commission In the Matter of New
Hanover County’s Request for Certification of New Hanover County’s
Comprehensive Land Use Plan Section I. Facts
This same language is repeated in the Prologue in “What the Plan Will Do”:
Planning Board - February 7, 2019
ITEM: 1 - 8 - 2
Comprehensive Plan Chapter 2: Existing Conditions
Pg. 5: Health
Comprehensive Plan Chapter 3: Framing the Policy
Page 4: The Livable Built Environment
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ITEM: 1 - 8 - 3
Page 5: Healthy Community
Page 15: Plan Goals
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ITEM: 1 - 8 - 4
Comprehensive Plan Chapter 4: Visualizing the Future
Page 2: Visualizing the Future
Page 5: General Residential
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ITEM: 1 - 8 - 5
Comprehensive Plan Chapter 6: Building the Future
Strategic Plan
• Guideline I.C.2: Develop strategies for encouraging office, retail and
other light intensity non-residential uses within existing residential
areas to provide community level service.
• Guideline III.D.1: Encourage incremental transformation of single
uses into compatible mixed use centers that are compatible with the
surrounding neighborhoods.
• Guideline V.B: Facilitate programs to encourage reuse, rehabilitation,
and redevelopment of existing residential, commercial, industrial
buildings and properties where appropriate.
• Guideline IX.A: Promote a mixture of uses where appropriate in an
effort to cluster development and minimize impacts on natural
resources.
• Guideline IX.D.1: Encourage incremental inclusion of mixed uses into
areas that are single use dominated where the uses are compatible
with the surrounding neighborhoods.
• Guideline XXI.A.1: Promote compact development and infill with a mix
of integrated community uses (e.g. housing, shops, workplaces,
schools, parks, and civic facilities) within walking or bicycling
distance that minimize vehicle trips and vehicle miles traveled.
• Guideline IX.D.2: Encourage infill development to maximize use of
previously developed sites for highest and best use.
Planning Board - February 7, 2019
ITEM: 1 - 8 - 6
RAMEY KEMP & ASSOCIATES, INC.
5808 Faringdon Place
Raleigh, NC 27609
Phone: 919-872-5115
www.rameykemp.com
January 28, 2019
Fredric Royal, PE, CFM
Wilmington Metropolitan Planning Organization
P.O. Box 1810
Wilmington, NC 28402-1810
910.772.4170
Fredric.Royal@wilmingtonnc.gov
Subject: Traffic Impact Assessment
Dollar General – Piner Road
Wilmington, NC
Dear Mr. Royal:
This letter provides an assessment of the traffic impacts associated with the proposed Dollar General store to be
located along Piner Road west of the Myrtle Grove Middle School in Wilmington, North Carolina. The plan
proposes to redevelop the parcel from its existing use of an office / golf training facility to a Dollar General
store with the potential for 3 single family homes. Access to the existing site is via one full movement
driveway along Piner Road. The proposed redevelopment is expected to maintain the existing site access along
Piner Road.
Existing Conditions
The property is currently developed with an office / golf training facility with a building approximately 1,350
s.f. in size. While in operation, the existing office / golf training facility has not experienced significant issue
with the current driveway. The adjacent school site driveway currently has a designated left-turn lane that has a
storage that extends past the existing driveway for the proposed site.
Piner Road is a three-lane road in front of the proposed site and has a posted speed limit of 45 miles per hour
(mph) with a school speed limit of 35 mph on school days between 7:45 – 8:45 AM and between 2:45-3:45 PM.
Piner Road serves primarily residential development with a school and a church to the east of the proposed site
location. West of the proposed site location, Piner Road provides access to retail development and serves as the
westbound approach to the S College Road and Carolina Beach Road intersection commonly referred to as
“Monkey Junction.”
In 2017 Piner Road had an average annual daily traffic volume of 18,000 vehicles per day at a location west of
the proposed site, according to data published by the North Carolina Department of Transportation (NCDOT).
Based on turning movement counts taken by Burns Service Inc. in December of 2017 at the eastern site access
of Myrtle Grove Middle School, and assuming that the peak hour volume is 10% of the average daily traffic, the
AADT in front of the site was approximately 15,300 vpd.
Planning Board - February 7, 2019
ITEM: 1 - 9 - 1
Piner Road Dollar General - Wilmington, NC – Trip Generation Page 2 of 3
Trip Generation
The proposed development is assumed to consist of an approximate 9,100 square foot (s.f.) Dollar General
store. The rear portion of the property is proposed to be rezoned as single family commercial and support 3
homes. The residential units would have access via the Dollar General site driveway. Average weekday daily,
AM peak hour, and PM peak hour trips for the proposed development were estimated using methodology
contained within the ITE Trip Generation Manual, 10th Edition. Table 1 provides a summary of the trip
generation potential for the site.
Table 1: Proposed Site Trip Generation Summary
Land Use
(ITE Code) Intensity Daily Traffic
(vpd)
AM Peak
Hour Trips
(vph)
PM Peak
Hour Trips
(vph)
Enter Exit Enter Exit
Variety Store (Dollar General)
(814)
9,100
s.f. 580 20 21 34 34
Single Family Detached Housing
(210)
3
Homes 28 2 5 3 1
Total 608 22 26 37 35
It is estimated that the proposed development will generate approximately 608 total site trips on the roadway
network during a typical 24-hour weekday period. Of the daily traffic volume, it is anticipated that 48 trips (22
entering and 26 exiting) will occur during the AM peak hour and 72 (37 entering and 35 exiting) will occur
during the PM peak hour. The anticipated trip generation is below the City’s threshold of 100 peak hour trips to
trigger a traffic study.
Per the ITE Trip Generation Manual, 10th Edition, the AM peak hour of the store begins at 11:30 AM and the
PM peak hour of the store begins at 4:45 PM. The neighboring site, the Myrtle Grove Middle School has office
hours between 8:00 AM and 4:00 PM and students are in class between 8:25 AM and 3:30 PM. The peak hours
of the proposed site and the Myrtle Grove Middle School are not expected to overlap.
Trip Distribution
There are several similar retail uses to the west along College Road and at the Monkey Junction intersection.
Because of the location of these similar uses, it is expected that the majority of traffic that will be generated by
this development would originate in the neighborhoods along Piner Road to the east and south of the Monkey
Junction intersection. These trips would use Piner Road to access the development.
Planning Board - February 7, 2019
ITEM: 1 - 9 - 2
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NE W HAN O VE R C O UN T Y P LAN N IN G B O AR D
R E Q UE S T F OR B OAR D AC T IO N
ME E T IN G D AT E: 2/7/2019
O ther Busines s
D E PART ME N T: P lanning P R E S E NT E R(S ):
C O N TAC T (S ):
S UB J E C T:
Other Items of Business
B R IE F S UMMARY:
S T R AT E G IC P LAN ALIG N ME N T:
R E C O MME N D E D MO T IO N AN D R E QUE S T E D AC T ION S :
C O UN T Y MAN AGE R'S C OMME N T S AN D R E C OMME N DAT ION S : (only Manager)
Planning Board - February 7, 2019
ITEM: 2