Z19-01 Application - 2016 Comprehensive Plan Consistency Statement 1.30.19
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:
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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”:
Comprehensive Plan Chapter 2: Existing Conditions
Pg. 5: Health
Comprehensive Plan Chapter 3: Framing the Policy
Page 4: The Livable Built Environment
Page 5: Healthy Community
Page 15: Plan Goals
Comprehensive Plan Chapter 4: Visualizing the Future
Page 2: Visualizing the Future
Page 5: General Residential
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.