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HomeMy WebLinkAboutZ19-07 Staff Report PB 6.6.2019Z19-07 Staff Report PB 6.6.2019 Page 1 of 9 STAFF REPORT FOR Z19-07 ZONING MAP AMENDMENT APPLICATION APPLICATION SUMMARY Case Number: Z19-07 Request: Zoning Map amendment to rezone 47.58 acres from R-15 to R-10 Applicant: Property Owner(s): Parker and Associates Clearly Development, Inc. Location: Acreage: 2500-2600 block of Castle Hayne Road ±47.58 Acres PID(s): Comp Plan Place Type: R03300-001-015-000 General Residential Existing Land Use: Proposed Land Use: Residential The property would be allowed to be developed in accordance with the R-10 districts approved uses Current Zoning: Proposed Zoning: R-15 District R-10 District SURROUNDING AREA LAND USE ZONING North Single-family Residential, Undeveloped Land R-20 East Wrightsboro Plaza Shopping Center, Riverside Subdivision, Commercial Services SC, B-2, R-15 South Single-family Residential, Undeveloped Land R-15 West Single-family Residential, Undeveloped Land R-20 Z19-07 Staff Report PB 6.6.2019 Page 2 of 9 ZONING HISTORY July 1, 1974 Initially zoned R-20 (Area 10A) October 2, 2006 Rezoned from R-20 to R-15 COMMUNITY SERVICES Water/Sewer CFPUA water and sewer mainline extensions will be required to serve the project. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Station Wrightsboro Schools Wrightsboro Elementary, Eaton Elementary, Holly Shelter Middle, and New Hanover High School Recreation Optimist Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The applicant has obtained a Jurisdictional Determination from the US Army Corps of Engineers that indicate that approximately ±5.6 acres of wetlands are on the site. These wetlands are classified as swamp forest in the Conservation Overlay District and are subject to additional conservation and setback requirements. Generally, the wetlands are located on the western portion of the site within open space areas outside of individual lots. Historic No known historic resources Archaeological No known archaeological resources Z19-07 Staff Report PB 6.6.2019 Page 3 of 9 ZONING CONSIDERATIONS  The proposed Riverside subdivision received TRC approval in 2018 for 166 single-family homes and 72 multi-family units.  Currently, the Riverside subdivision is in the construction phase and some infrastructure has been installed including curbing, road base course, and stormwater facilities in the eastern portion of the development which is proposed to remain zoned R-15.  The applicant is proposing to rezone approximately ±47.58 acres located on the western portion of the Riverside subdivision from R-15 to R-10.  According to the applicant, they are seeking to increase the number of single-family lots by 26 homes in the area proposed to be rezoned. This will increase the total number of single-family dwellings within Riverside from 166 to 192. The area proposed to be  As both the R-15 and R-10 districts are residential districts, the uses permitted within them are similar with only slight variations. The primary difference between the districts is that the R-10 district allows for smaller lots and higher density as highlighted on the table below. R-15 R-10 Min Lot Size (Conventional) 15,000 sf 10,000 sf Max Density (Performance) 2.5 du/ac 3.3 du/ac Maximum units Based on ±47.58 acres (Performance) 119 Dwelling Units 157 Dwelling Units Z19-07 Staff Report PB 6.6.2019 Page 4 of 9 rezoned is currently approved to contain 102 single-family homes. The addition of the 26 lots would result in a total of 128 single-family homes in this area.  According to the applicant, the 26 additional single-family lots will not necessitate a change to the road layout because the increase in lots will be achieved by decreasing the lots sizes. Generally, the lots will be reduced from approximately ±8,500 square feet and 70-75 feet in width, to approximately ±6,000 square feet and 50 feet in width. TRANSPORTATION  Access to the subject property is provided by Castle Hayne Road (N.C. Highway 133).  The Traffic Impact Analysis for the Riverside subdivision was approved in 2015. This TIA analyzed the traffic impacts for a development consisting of 165 single-family dwellings and 72 apartments.  The applicant’s proposal to add 26 lots to the Riverside subdivision would increase the peak hours trip generation by an estimated 26 trips and the overall daily trips by about 260.  The transportation improvements required by the approved TIA for the project have been installed, including the installation and extension of turn lanes on Riverside Drive at Castle Hayne Road.  If the rezoning is approved, and the applicant moves forward with modifying the subdivision plans for Riverside to increase the number of lots, then an addendum to the approved Traffic Impact Analysis must be submitted and reviewed by the WMPO, NCDOT, and the County to determine if additional improvements are required. Traffic Counts – August 2018 Road Location Volume Capacity V/C Castle Hayne Road 3100 Block (south of Smartville Drive) 14,256 15,860 0.90 Castle Hayne Road 1900 Block (north of 23rd Street) 17,958 14,440 1.24 Z19-07 Staff Report PB 6.6.2019 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 must be re-examined by NCDOT if the proposed development is not completed by the build out date established within the TIA. Z19-07 Staff Report PB 6.6.2019 Page 6 of 9 Proposed Development Land Use/Intensity TIA Status 1. Hanover Lakes  231 single-family dwellings  Approved August 13, 2015  2018 Build Out Year The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Installation of a northbound left turn lane, southbound left turn lane, and southbound right turn lane on Castle Hayne Road at the subdivision’s entrance. Nearby Proposed Developments included within the TIA:  None Development Status: The subdivision is under construction. The required roadway improvements have been installed. 2. Wrightsboro Commons  Phase 1: 216 multi-family units  Phase 2: 144 multi-family units  Approved January 24, 2019  2023 Build Out Year (A rezoning is required for this development. No application is currently under review.) The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  (N.C. Highway 133) Update the signal timing at the intersection of Castle Hayne Road and North Kerr Avenue Nearby Proposed Developments included within the TIA:  Riverside Development Development Status: Construction has not started Z19-07 Staff Report PB 6.6.2019 Page 7 of 9 3. Riverside Subdivision  Phase 1: 100 single-family dwellings  Phase 2: 65 single-family and homes 72 multi-family units  Approved August 13, 2015  2019 Build Out Year (update required pending rezoning approval) The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Signal modification, eastbound and westbound left turning lane modifications, a separate eastbound right turn lane with 250 feet of storage, and extending the existing eastbound left turn lane to 250 feet of storage. Nearby Proposed Developments included within the TIA:  River Bluffs  Trasco Distribution Center Development Status: Site work is underway. No lots have been recorded at this time. Regional Transportation Plans:  STIP Project U-5863 o Project to widen Castle Hayne Road from I-140 to MLK Parkway. The modification to the roadway consists of four lanes with a median in some locations and two lanes with a median in others with reduced conflict intersections. Construction is expected to begin in 2023.  STIP Project U-5954 o Project to construct a roundabout at the intersection of 23rd Street and Castle Hayne Road. Construction is expected to begin in 2024. ENVIRONMENTAL  The property to does not contain any Natural Heritage Areas.  Approximately ±2.7 acres on the western side of the property is within an AE Special Flood Hazard Area (SFHA). Development is permitted within this SFHA provided it is constructed in accordance with applicable standards, including elevating the structures to the Design Flood Elevation or flood proofing. However, the flood zones on the site are located within the open space areas.  The property is within the Ness 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, III (moderate limitation), and Class IV soils (unsuitable). However, the proposed Riverside development will extend sewer services to the development.  The applicant has obtained a Jurisdictional Determination identifying that approximately ±5.6 acres of wetlands are located on the subject parcel. The wetlands located on the western side of the Riverside subdivision are subject to the standards of the Conservation Overlay Districts. The approved plans indicate that the wetlands are located in the open space area and will not be impacted. Z19-07 Staff Report PB 6.6.2019 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. 2016 COMPREHENSIVE 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. These place types are intended to identify general areas for particular development patterns and should not be interpreted as being parcel specific. 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. Z19-07 Staff Report PB 6.6.2019 Page 9 of 9 Analysis The subject property is located behind commercial services in the community- level commercial node centered around the intersection of Castle Hayne Road and N. Kerr Avenue in Wrightsboro. It is designated as a General Residential area, the intent of which is to preserve existing residential neighborhoods and provide opportunities for similar lower density residential neighborhoods and supportive commercial, civic, and recreational development. The ideal density identified in the Comprehensive Plan for this place type is up to 6 dwelling units per acre, and the densities allowed in the R-10 zoning district are in line with the Comprehensive Plan’s concept of very low density. The requested rezoning would increase the permitted density on the subject property from 2.5 units per acre to 3.3 units per acre, increasing the possibility of housing affordability while remaining relatively consistent with the existing residential densities in the surrounding neighborhoods. Connections with commercial developments along Castle Hayne Road could also reduce the impact of traffic as residents will be able to access a grocery store, pharmacy, and a variety of restaurants without using primary roadways. Similar levels of density, and even higher density residential neighborhoods, could be appropriate in this area of the county given the proximity to nearby basic goods and services. Consistency Recommendation The proposed rezoning from R-15 to R-10 is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed density is in line with what is recommended for the General Residential place type, supports a greater opportunity for affordable housing, and allows for future residents’ convenient access to basic goods and services due to the proximity of the existing shopping center. STAFF RECOMMENDATION & SUGGESTED MOTION Staff recommends approval of the application and suggests the following motion: I move to APPROVE the proposed rezoning of the subject property to a R-10 district. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposed density is in line with the preferred range of the General Residential place type. I also find APPROVAL of the rezoning request is reasonable and in the public interest because the proposal supports a greater opportunity for affordable housing, and allows for future residents’ convenient access to basic goods and services.