08012019 August PB Agenda Packet
August 1, 2019 – 6:00 P.M.
Meeting Called To Order (Chairman Jordy Rawl)
Pledge of Allegiance (Ken Vafier)
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 Rezoning Request (Z19-09) – Request by Southeastern Site Acquisitions,
LLC, on behalf of the property owner, Edwin I. Jr. and Nancy R. Ennis, to rezone
approximately 12.3 acres of land located in the 2500 block of Castle Hayne Road, from R-
15, Residential District, and B-2, Highway Business District, to UMXZ, Urban Mixed Use
Zoning District, in order to construct a mixed-use development.
Adjournment
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 8/1/2019
Regular
DEPARTMENT: Planning PRESENTER(S): Brad Schuler, Senior Planner
CONTACT(S): Brad Schuler; Wayne Clark, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z19-09) – Request by Southeastern Site Acquisitions, LLC, on behalf of the property
owner, Edwin I. Jr. and Nancy R. Ennis, to rezone approximately 12.3 acres of land located in the 2500
block of Castle Hayne Road, from R-15, Residential District, and B-2, Highway Business District, to
UMXZ, Urban Mixed Use Zoning District, in order to construct a mixed-use development.
BRIEF SUMMARY:
The Urban Mixed Use Zoning District (UMXZ) is one of eight new zoning districts approved by the Board of
Commissioners in July. The intent of the UMXZ is to promote mixed-use developments on sites large enough to
create a mix of uses within the development and surrounding area. The UMXZ district encourages the development
of a mixture of housing types and the enhancement of transportation options by promoting higher density housing to
be located closer to commercial services. The objectives of the UMXZ can be met within a subject site or can
create a mixture of uses in the overall area of the community where it is located.
The UMXZ district is considered to be a type of conditional zoning district and includes a conceptual site plan
illustrating the location and intensity of all major land uses. Conceptual site plans for UMXZ districts are intended to be
in a bubble format that illustrate the general location and intensity of the land uses within the development, similar to
what is used for Planned Development zoning proposals.
The proposed mixed-use development will consist of up to 226 dwelling units located within apartment buildings and
mixed-use buildings, and approximately 41,000 square feet of commercial building space. The commercial uses
proposed are retail, restaurant, office, and neighborhood services (including personal service establishments). The
buildings will be restricted to a maximum height of 45 feet.
The area designated for commercial uses within the UMXZ conceptual plan are currently developed with commercial
businesses consisting of restaurants, offices, personal services, and equipment sales. The proposal would allow for
redevelopment of these commercial areas and will replace the equipment sales business with traditional commercial
(office, retail, restaurants) and multi-family uses.
The subject site is located within the Wrightsboro commercial node, at the intersection of N. Kerr Ave and Castle
Hayne Road. It is in close proximity to the downtown and airport economic hubs, employment opportunities including
GE and N. Kerr Industrial park, and other regional destinations. In addition, the site is close to three major
transportation corridors: MLK Jr. Parkway, Interstate 40, and Interstate 140.
The subject site consists of 5 parcels of land totaling approximately 12.3 acres. Three of the parcels (about 5 acres or
40% of the site) are currently zoned B-2 and contain existing commercial businesses. The remaining 7 acres of the site
are zoned R-15 and contains a single-family dwelling, barn, and telecommunications tower.
Currently, the 7 acres zoned R-15 would be permitted approximately 18 dwelling units under the County’s performance
Planning Board - August 1, 2019
ITEM: 1
residential standards at a maximum density of 2.5 du/ac. The proposed 226 residential units as part of the full mixed-
use site would equate to a density of 18.4 du/ac. The existing B-2 zoned land is estimated to support about 50,000
square feet of commercial/shopping center uses (based on typical 25% building area for this type of zoning). The
proposed UMXZ reduces the commercial area and proposes approximately 41,000 square feet of commercial building
space.
The project is projected to generate 250 trips in the AM peak hours, and 375 trips in PM peak hours. The proposed
changes are estimated to result in a net increase of 50 trips in the AM peak and 25 trips in the PM peak based on the
site being redeveloped to typical intensity under the current zoning.
The applicant previously prepared a Traffic Impact Analysis (T IA) for a 360-unit multi-family project in 2018, which
was proposed to be developed on a portion of the subject site and on neighboring property to the northwest (located
within the Riverside subdivision, directly behind Food Lion). That TIA was approved by NCDOT and the WMPO
and requires a new signal timing plan be provided for the intersection of Castle Hayne Road and N. Kerr Ave, but no
additional improvements to the surrounding roadway network. Recent improvements, including the installation of a
new eastbound right turn lane on Riverside Drive at Castle Hayne Road were installed as part of the development of
the Riverside subdivision.
The above referenced TIA analyzed the impacts of 360 multi-family units. Because the current proposal reduces the
number of dwelling units included in the project to 226 units, NCDOT staff has indicated that no update to the TIA will
be required to develop the residential portion of the project. Traffic impacts will be reviewed with any redevelopment
of the existing commercial component of the project and additional TIAs may be required at that time in accordance
with County and NCDOT regulations.
The subject site is classified as Community Mixed Use and General Residential in the 2016 Comprehensive
Plan. Because of the general nature of place type borders, sites located in proximity to the boundaries between place
types could be appropriately developed with the characteristics of either or both place types, allowing site-specific
features and evolving development patterns in the surrounding area to be considered.
The proposed UMXZ rezoning is generally CONSISTENT with the Comprehensive Plan’s intent of providing an
orderly transition of uses from higher intensity to lower intensity areas, providing for a range of housing types, and
allowing for future residents’ convenient access to basic goods and services.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Overall the project is generally consistent with the goals and objectives of the both the Comprehensive Plan and
Urban Mixed Use Zoning District because it contributes to providing a mix of housing options in the area and
promotes business success and pedestrian-oriented travel while reducing demand for automobile trips. Therefore,
staff recommends approval of this application and suggests the following motion:
I move to APPROVE the proposed rezoning to a UMXZ district. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the proposal provides an orderly transition of uses from
higher intensity to lower intensity areas, provides for a range of housing types, and allows for future residents’
convenient access to basic goods and services. I also find APPROVAL of the rezoning request is reasonable and
in the public interest because the proposal would benefit the Wrightsboro community by providing diverse housing
options, by increasing the customer base to support area businesses, and by allowing for more pedestrian-oriented
Planning Board - August 1, 2019
ITEM: 1
travel.
Alternative Motion for Denial
I move to DENY the proposed rezoning to a UMXZ district. While I find it to be CONSISTENT with the purposes
and intent of the Comprehensive Plan because the proposal provides an orderly transition of uses from higher intensity
to lower intensity areas, provides for a range of housing types, and allows for future residents’ convenient access to
basic goods and services, I find DENIAL of the rezoning request is reasonable and in the public interest because the
proposal is not consistent with the desired character of the surrounding community and the density will adversely impact
the adjacent neighborhoods.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - August 1, 2019
ITEM: 1
SCRIPT for Zoning Map Amendment Application (Z19-09)
Request by Southeastern Site Acquisitions, LLC, on behalf of the property owner, Edwin I. Jr. and
Nancy R. Ennis, to rezone approximately 12.3 acres of land located in the 2500 block of Castle Hayne
Road, from R-15, Residential District, and B-2, Highway Business District, to UMXZ, Urban Mixed Use
Zoning District, in order to construct a mixed-use development.
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 approval or denial of the rezoning request is reasonable and
in the public interest.
Staff Suggested Motion:
I move to APPROVE the proposed rezoning to a UMXZ district. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the proposal provides an orderly transition of
uses from higher intensity to lower intensity areas, provides for a range of housing types, and allows
for future residents’ convenient access to basic goods and services. I also find APPROVAL of the
rezoning request is reasonable and in the public interest because the proposal would benefit the
Wrightsboro community by providing diverse housing options, by increasing the customer base to
support area businesses, and by allowing for more pedestrian-oriented travel.
Alternative Motion for Denial
I move to DENY the proposed rezoning to a UMXZ district. While I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the proposal provides an orderly transition of
uses from higher intensity to lower intensity areas, provides for a range of housing types, and allows
for future residents’ convenient access to basic goods and services, I find DENIAL of the rezoning
request is reasonable and in the public interest because the proposal is not consistent with the desired
character of the surrounding community and the density will adversely impact the adjacent
neighborhoods.
Planning Board - August 1, 2019
ITEM: 1 - 1 - 1
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed rezoning of the subject property included in this application
to a UMXZ district [OPTIONAL: state any agreed upon conditions]. I find it to be [Consistent/Inconsistent]
with the purposes and intent of the Comprehensive Plan because [insert reasons]
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
I also find [Approval/Denial] of the rezoning request is reasonable and in the public interest because
[insert reasons]
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
Planning Board - August 1, 2019
ITEM: 1 - 1 - 2
Z19-09 Staff Summary PB 8.1.2019 Page 1 of 14
STAFF REPORT FOR Z19-09
ZONING MAP AMENDMENT APPLICATION
URBAN MIXED USE ZONING (UMXZ) OVERVIEW
The Urban Mixed Use Zoning District (UMXZ) is one of eight new zoning districts approved
by the Board of Commissioners in July.
The intent of the UMXZ is to promote mixed-use developments on sites large enough to
create a mix of uses within the development and surrounding area. The UMXZ district
encourages the development of a mixture of housing types and the enhancement of
transportation options by promoting higher density housing to be located closer to
commercial services.
The district is established to meet the following five primary objectives. These objectives
to mix uses can be met within a subject site or can create a mixture of uses in the overall
area of the community where it is located:
1. To encourage the efficient mixed use development pattern envisioned in the
comprehensive plan;
2. To result in quality design and a variety of built forms of lasting value that result in
a pedestrian scale;
3. To provide a mix of housing options;
4. To promote and enhance transportation options, particularly those that are
pedestrian-oriented, while reducing demand for automobile trips; and
5. To encourage a mix of uses to foster a sense of community.
The UMXZ district is considered to be a type of conditional zoning district and includes a
conceptual site plan illustrating the location and intensity of all major land uses. Conceptual
site plans for UMXZ districts are intended to be in a bubble format that illustrate the general
location and intensity of the land uses within the development, similar to what is used for
Planned Development zoning proposals.
In addition to requiring a mix of residential and nonresidential uses, the UMXZ district
requires specific layout and design standards which will be verified by the Technical Review
Committee (TRC) during the site plan review process. These standards include providing
pedestrian access and connectivity, incorporating architectural design elements, and
locating the parking to the rear and side of the buildings.
Planning Board - August 1, 2019
ITEM: 1 - 2 - 1
Z19-09 Staff Summary PB 8.1.2019 Page 2 of 14
APPLICATION SUMMARY
Case Number: Z19-09
Request:
Establish an Urban Mixed Use Zoning District
Applicant: Property Owner(s):
Chris Dunbar – Southeastern Site Acquisitions, LLC Edwin I. Ennis Jr. & Nancy R. Ennis
Location: Acreage:
2500 Block of Castle Hayne Road 12.3
PID(s): Comp Plan Place Type:
R03300-001-014-000; R03300-001-060-000;
R03300-001-059-000; R03300-001-039-000;
R03300-001-013-000.
Community Mixed Use & General
Residential
Existing Land Use: Proposed Land Use:
Commercial/Shopping Center & Single-Family Residence Mixed-Use Development
Current Zoning: Proposed Zoning:
B-2 & R-15 UMXZ
SURROUNDING AREA
LAND USE ZONING
North
Wrightsboro Plaza (Food Lion Shopping Center),
Restaurants (McDonald’s, Nigori Gourmet & Sushi Bar),
Retail (Family Dollar, Advance Auto Parts)
SC (Shopping Center),
B-2
East Strip-Center (Restaurants, Retail, Services), Auto Service
(Exxon Gas Station, Auto Repair), Residential B-2, B-1, AR
South Single-Family Residential, Commercial Services R-15, B-2
West Stormwater Infrastructure for the Riverside subdivision,
Single-Family Residential R-15
Planning Board - August 1, 2019
ITEM: 1 - 2 - 2
Z19-09 Staff Summary PB 8.1.2019 Page 3 of 14
ZONING HISTORY
July 1, 1974 Portions of the site initially zoned R-20 and B-1 (Area 10A)
July 2, 1990 Portions of the site rezoned from R-20 and B-1 to B-2 (Z-409)
April 6, 1999 Portions of the site rezoned from R-20 to B-2 (Z-651)
October 2, 2006 Portions of the sited rezoned from R-20 to R-15 (Z-848)
COMMUNITY SERVICES
Water/Sewer Water and sewer will be provided by CFPUA. Specific design will be
determined during site plan review.
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 Schools
Recreation Optimist Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - August 1, 2019
ITEM: 1 - 2 - 3
Z19-09 Staff Summary PB 8.1.2019 Page 4 of 14
PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
The proposed mixed-use development will consist of up to 226 dwelling units located within
apartment buildings and mixed-use buildings, and approximately 41,000 square feet of
commercial building space. The commercial uses proposed are retail, restaurant, office,
and neighborhood services. The buildings will be restricted to a maximum height of 45
feet.
The western and southern boundaries of the site are designated for stromwater facilities on
the conceptual plan. As a result, the areas designated for apartment buildings will exceed
the required minimum setback of 45’ from single-family zoning districts. In addition, the
single-family lots to the west of the site within the proposed Riverside subdivision will not
directly abut the subject site due to the existing stormwater pond within that subdivision.
The applicant also indicated their intention to install solid fencing and a mixture of
vegetation at varying heights above the minimum requirements to screen the multi-family
units from the existing single-family lots adjacent the property on Chadwick Ave. The
applicant plans to provide more detail on the buffer plans at the Planning Board meeting.
The area designated for commercial uses within the UMXZ conceptual plan are currently
developed with commercial businesses consisting of restaurants, offices, personal services,
and equipment sales.
Planning Board - August 1, 2019
ITEM: 1 - 2 - 4
Z19-09 Staff Summary PB 8.1.2019 Page 5 of 14
Existing Commercial Building within Proposed Development
The plan proposes to remove the equipment sales business (a utility trailer retailer) and
replace it with a commercial building consisting of retail, office, and neighborhood services.
Additionally, the new building may be designed to include residential units above the
commercial space. The outdoor storage area of the equipment sales business will be
replaced with multi-family housing.
Existing Utility Trailer Business – Proposed to be Replaced
Planning Board - August 1, 2019
ITEM: 1 - 2 - 5
Z19-09 Staff Summary PB 8.1.2019 Page 6 of 14
Existing Outdoor Storage Area – Proposed to be Replaced
The plan allows for the existing strip commercial building, located directly west of the
McDonald’s, to remain or be upfitted with residential units above the commercial space or
be converted completely to multi-family apartments.
The western and southern boundaries of the site are designated for stromwater facilities on
the conceptual plan. As a result, the areas designated for apartment buildings will exceed
the required minimum setback of 45’ from single-family zoning districts. In addition, the
single-family lots to the west of the site within the proposed Riverside subdivision will not
directly abut the subject site due to the existing stormwater pond with the subdivision. The
applicant also indicated their intention to install solid fencing and a mixture of vegetation
at varying heights above the minimum requirements to screen the multi-family units from the
existing single-family lots adjacent the property on Chadwick Ave. The applicant plans to
provide more detail at the Planning Board meeting.
Existing Commercial Building West of McDonald’s – Proposed to be Upfitted or Converted to Multi-Family Units
Planning Board - August 1, 2019
ITEM: 1 - 2 - 6
Z19-09 Staff Summary PB 8.1.2019 Page 7 of 14
Rear of Building – Potential Future Dwelling Units
ZONING CONSIDERATIONS
The subject site is located with the Wrightsboro commercial node, at the intersection of N.
Kerr Ave and Castle Hayne Road.
The subject site is located in close proximity to the downtown and airport economic hubs,
employment opportunities including GE and N. Kerr Industrial park, and other regional
destinations. In addition, the site is close to three major transportation corridors: MLK Jr.
Parkway, Interstate 40, and Interstate 140.
Planning Board - August 1, 2019
ITEM: 1 - 2 - 7
Z19-09 Staff Summary PB 8.1.2019 Page 8 of 14
The subject site consists of 5 parcels of land totaling approximately 12.3 acres. Three of
the parcels (about 5 acres or 40% of the site) are currently zoned B-2 and contain existing
commercial businesses. The outdoor storage area associated with the existing utility trailer
business consists of approximately one acre of the B-2 zoned area. The remaining 7 acres
of the site is zoned R-15 and contains a single-family dwelling, barn, and
telecommunications tower.
Currently, the 7 acres zoned R-15 would be permitted approximately 18 dwelling units
under the County’s performance residential standards at a maximum density of 2.5 du/ac.
The proposed 226 residential units as part of the full mixed-use site would equate to a
density of 18.4 du/ac.
The existing B-2 zoned land is estimated to support about 50,000 square feet of
commercial/shopping center uses (based on typical 25% building area for this type of
zoning). In addition, the B-2 district allows for heavy commercial and light industrial uses
including contractor offices, outside storage, mini-warehousing, auto repair, and artisan
manufacturing.
TRANSPORTATION
The subject site is located at the corner of Castle Hayne Road (NC 133), a minor arterial
street, and Riverside Drive, a private road used by the adjoining commercial businesses
including Wrightsboro Plaza. This intersection is signalized and also intersects with N. Kerr
Ave (SR 1322). The signal at this intersection includes an eastbound left turning movement
from Riverside Drive. The subject site will have direct access to both Castle Hayne Road and
Riverside drive.
Planning Board - August 1, 2019
ITEM: 1 - 2 - 8
Z19-09 Staff Summary PB 8.1.2019 Page 9 of 14
Redevelopment of the site as currently zoned would potentially allow for 50,000 square
feet of commercial/shopping center uses and 18 dwelling units. According to NCDOT trip
generation data, development of this intensity is estimated to generate about 200 trips in
the AM peak hours and 350 trips in the PM peak hours.
The proposed UMXZ would convert some of the existing commercial area to multi-family
uses, and is proposing about 40,000 square feet of commercial uses and a maximum of
226 multi-family units. This equates to a projected trip generation of 250 in the AM peak
hours, and 375 in PM peak hours. The proposed changes are estimated to result in a net
increase of 50 trips in the AM peak and 25 trips in the PM peak.
The applicant previously prepared a Traffic Impact Analysis (TIA) for a 360-unit multi-
family project in 2018, which was proposed to be developed on a portion of the subject
site and on neighboring property to the northwest (located within the Riverside subdivision,
directly behind Food Lion). That TIA was approved by NCDOT and the WMPO and requires
a new signal timing plan be provided for the intersection of Castle Hayne Road and N. Kerr
Ave, but no additional improvements to the surrounding roadway network. Recent
improvements, including the installation of a new eastbound right turn lane on Riverside
Drive at Castle Hayne Road were installed as part of the development of the Riverside
subdivision.
The above referenced TIA analyzed the impacts of 360 multi-family units. Because the
current proposal reduces the number of dwelling units included in the project to 226 units,
NCDOT staff has indicated that no update to the TIA will be required to develop the
residential portion of the project. Traffic impacts will be reviewed with any redevelopment
of the existing commercial component of the project and additional TIAs may be required
at that time in accordance with County and NCDOT regulations.
Traffic Counts – August 2018
Road Location Volume Capacity V/C
Castle Hayne Road 3100 Block (North of
Oakley Road) 14,256
15,860
0.90
Castle Hayne Road 1900 Block (north of
23rd Street) 17,958
14,440
1.24
Planning Board - August 1, 2019
ITEM: 1 - 2 - 9
Z19-09 Staff Summary PB 8.1.2019 Page 10 of 14
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
STIP Project U-5863
o Project to widen Castle Hayne Road from I-140 to MLK Parkway.
o Current production schedule for this project is to begin right-of-way acquisition in
2020 and bidding of the project in 2022. However, the draft STIP, which will be
finalized in September, has moved the dates for right-of-way acquisition to 2021
and bidding of the project to 2024.
o This project will widen Castle Hayne Road by adding a center turn lane or median
to certain sections of the Road. Currently the draft plans include the addition of
center median directly adjacent the subject site which would prevent left turning
movements outside of the signalized intersection at Riverside Drive/N. Kerr Ave and
Castle Hayne Road.
o Based on the preliminary 25% plans, left turns to enter and exit Chadwick Ave (the
residential community directly south of the site) would still be permitted. However,
Planning Board - August 1, 2019
ITEM: 1 - 2 - 10
Z19-09 Staff Summary PB 8.1.2019 Page 11 of 14
a median would be installed along Horne Place Drive (a residential community
located north of Wrightsboro Plaza), preventing left turning movements from
entering and exiting the street and requiring the use of proposed u-turn bulbs that
will be installed with the project.
STIP Project U-5954
o Project to install a roundabout at the intersection of Castle Hayne Road and 23rd
Street.
o Current production schedule for this project is to begin right-of-way acquisition in
late 2019 and bidding of the project in 2022. However, the draft STIP, which will
be finalized in September, has moved the dates for right-of-way acquisition to 2022
and bidding of the project to 2024.
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.
Proposed Development Land Use/Intensity TIA Status
1. Wrightsboro
Commons (CBR
Castle Hayne) –
Residential Portion of
Subject Site
Phase 1: 216 multi-family
units
Phase 2: 144 multi-family
units
Approved January 24, 2019
2023 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Updating 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 pending rezoning application. Project
was also modified to reduce multi-family units.
2. 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
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installing a separate eastbound right turn lane and extending the existing eastbound
left turn lane on Riverside Drive at the intersection of Castle Hayne Road.
Signal modification.
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.
Planning Board - August 1, 2019
ITEM: 1 - 2 - 11
Z19-09 Staff Summary PB 8.1.2019 Page 12 of 14
3. 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.
ENVIRONMENTAL
The property is not within a Natural Heritage Area or Special Flood Hazard Area.
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 (moderate limitation) and Class III (severe limitation) soils,
however, the project will connect to CFPUA 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
Community Mixed Use & General Residential
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with the characteristics of either or both place types, allowing
site-specific features and evolving development patterns in the surrounding
area to be considered.
Planning Board - August 1, 2019
ITEM: 1 - 2 - 12
Z19-09 Staff Summary PB 8.1.2019 Page 13 of 14
Place Type
Description
Community Mixed Use: Focuses on small-scale, compact, mixed use
development patterns that serve all modes of travel and act as an attractor
for county residents and visitors. Types of appropriate uses include office,
retail, mixed use, recreational, commercial, institutional, and multi-family
and single-family residential.
General Residential: 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.
Types of uses include single-family residential, low-density multi-family
residential, light commercial, civic, and recreational.
Analysis
The proposed mixed use development is located at the Wrightsboro
community-level commercial node centered around the intersection of Castle
Hayne Road and N. Kerr Avenue and is immediately adjacent to the
Riverside Subdivision, a performance project with a mix of multi-family and
lower-density single family dwellings.
The subject property is designated Community Mixed Use along Castle
Hayne Road and General Residential further west, closer to the existing
single family neighborhoods. This is a common place type designation for
areas along highway corridors and is intended to support more density near
major roads and existing higher-intensity development, with a transition to
lower densities adjacent to existing lower intensity residential
neighborhoods.
Due to its location in a transitional area between established commercial
properties and residential neighborhoods, the conceptual plan for the
proposed development, which provides an orderly transition from
commercial to a mixture of commercial and residential to residential, is in
line with the type of development pattern envisioned in the Comprehensive
Plan.
The Comprehensive Plan identifies a suggested density range for residential
development in each place type to assist in identifying what might be
appropriate depending on the context of a site and adjacent development
patterns. At 18 dwelling units per acre, the proposed maximum density for
the development is slightly higher than the 12-15 dwelling units per acre
suggested for Community Mixed Use areas but could be appropriate given
its location at an existing higher-intensity commercial node and provisions
for pedestrian connections to basic goods and services, such as the grocery
store and pharmacy. Site features, such as landscaping buffers and
stormwater facilities, have been located along the boundaries with existing
and approved single family neighborhoods to assist with an orderly
transition. In addition, allowing higher densities in this area would more
efficiently use the land resources available in the county and increase the
likelihood that the new homes will be affordable to area residents.
The design requirements of the new UMXZ zoning district in this area can
also assist in providing for street connections with the adjacent existing and
Planning Board - August 1, 2019
ITEM: 1 - 2 - 13
Z19-09 Staff Summary PB 8.1.2019 Page 14 of 14
planned development, reducing the impact of traffic since residents will be
able to access a grocery store, pharmacy, and a variety of restaurants
without using primary roadways.
Consistency
Recommendation
The proposed UMXZ rezoning is generally CONSISTENT with the
Comprehensive Plan’s intent of providing an orderly transition of uses from
higher intensity to lower intensity areas, providing for a range of housing
types, and allowing for future residents’ convenient access to basic goods
and services.
STAFF RECOMMENDATION
The proposal is consistent with the objectives of the Urban Mixed Use Zoning District and the
Comprehensive Plan. The project will add a new higher density housing type to the community in a
location that promotes pedestrian-oriented travel. Residents of the development will be able to
walk to everyday services including a grocery store, pharmacy, restaurants, and retail
establishments, benefiting both the residents and businesses. In addition, Wrightsboro is
conveniently located near economic hubs, employee centers, and major transportation corridors.
Traffic impacts will be reduced by decreasing the total commercial area in the project, and by
planned future improvements to Caste Hayne Road. The site also benefits by having direct access
to a signalized intersection which allows for left turning movements and easy access to N. Kerr Ave.
Overall the project is generally consistent with the goals and objectives of the both the
Comprehensive Plan and Urban Mixed Use Zoning District because it contributes to providing a mix
of housing options in the area and promotes business success and pedestrian-oriented travel while
reducing demand for automobile trips. Therefore, staff recommends approval of this application
and suggests the following motion:
I move to APPROVE the proposed rezoning to a UMXZ district. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the proposal provides an
orderly transition of uses from higher intensity to lower intensity areas, provides for a range
of housing types, and allows for future residents’ convenient access to basic goods and
services. I also find APPROVAL of the rezoning request is reasonable and in the public
interest because the proposal would benefit the Wrightsboro community by providing
diverse housing options, by increasing the customer base to support area businesses, and
by allowing for more pedestrian-oriented travel.
Alternative Motion for Denial
I move to DENY the proposed rezoning to a UMXZ district. While I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the proposal provides an
orderly transition of uses from higher intensity to lower intensity areas, provides for a range
of housing types, and allows for future residents’ convenient access to basic goods and
services, I find DENIAL of the rezoning request is reasonable and in the public interest
because the proposal is not consistent with the desired character of the surrounding
community and the density will adversely impact the adjacent neighborhoods.
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APPLICANT
MATERIALS
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Wrightsboro Commons– Supplemental Information
Date: 15 July 2019
Project Narrative
Wrightsboro Commons is proposed as a + 12.30 acre mixed‐use commercial and multi‐family project.
The site is currently split zoned with B‐2 in the front of the site along Castle Hayne Road with R‐15 on
the remaining portions of the site. The land known as the subject site for Wrightsboro Commons is
currently comprised of small shopping strip retail/restaurants/office and stand‐alone retail/recreational
vehicle and boat trailer storage lot, cellular and PCS antennas along Castle Hayne Road and as a second
tier retail/restaurant building accessed from Riverside Drive adjacent to the Food Lion and associated
retail/restaurant. Behind these uses, a couple of farms/homes are accessed by Riverside Drive.
This project is consistent with the County’s Future Land Use Plan which identifies the area as Community
Mixed Use and General Residential, and it utilizes one of the newly approved zoning districts, UMXZ to
create a truly small scale mixed use development. This conditional rezoning will allow the applicant to
construct a walkable rental housing community blended into the heart of Wrightsboro’s commercial
area. Furthermore, the project fills a need for a housing type not otherwise available in this area of New
Hanover County and a rental community close to both downtown Wilmington as well as the I‐40/I‐140
corridors. The project offers a larger community benefit in that it can be work force housing for
employees at N Kerr Industrial Park, ILM, VA hospital, GE and surrounding and downtown
retail/restaurants due to its central location to these businesses.
The applicant is requesting a conditional rezoning of the subject site to UMXZ to create a multi‐family
residential community mixed with commercial use as neighborhood services, office, and restaurants.
The residential component of the community will include a variety of housing options with studio/1
bedroom apartments, 2 and 3 bedroom apartments and possibly lofts integrated above the existing and
proposed commercial spaces. The project will work with existing businesses to upfit the existing
buildings. In some cases, buildings may be in need of replacement to fit with the mixed‐use
community’s architectural style.
The proposed community scale mixed‐use project will bring work‐force housing into an area within
walking or short driving distance to necessary neighborhood services such as grocery stores, restaurants,
and financial services. Integrated community walking trails and sidewalks will provide multi‐modal
access to internal and adjacent businesses and neighborhood services. The project will also act as
transition from the commercial hub located near the intersection of N. Kerr Avenue and Castle Hayne
Road to the single family development located on the land behind the grocery store and surrounding
single family neighborhoods.
Wrightsboro Commons proposes to keep the existing, permitted uses within the commercial, retail,
restaurant, office currently existing on site. The non‐conforming uses and associated sites will be
retrofitted into UMXZ conforming commercial, retail, office, and/or restaurant uses. In addition to the
existing uses, small businesses will be encouraged to be part of the mixed use project. Additional uses
welcomed to the site include: veterinarian office(s), showrooms for contractors, builders, designers, all
retail trade uses allowed in UMXZ, cellular & PCS Antennas (existing on site now), wholesaling with no
outdoor storage, financing, insurance, real estate offices, all services allowed in UMXZ by‐right,
office for private business & professional activities, motion pictures producing and distribution, single
family dwelling – attached, artisan manufacturing.
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Proposed Conditions
The plan complies with UMXZ zoning. We propose creating a community with sidewalks that is walkable
and allows access to commercial businesses, retail establishments, offices, restaurants, and multi‐family
residential areas within the project and access in some areas along the edge of the project to pedestrian
access to commercial areas immediately adjacent to the project. The applicant is willing to discuss
other required or requested conditions as needed.
Consideration of a Conditional Zoning District
1. How would the requested change be consistent with the County’s policies for growth and
development?
The proposed mixed‐use development falls in line with many policies and ideas outlined in the County’s
Plan NHC Comprehensive Plan. To begin, the proposed development is located in an area identified as
“Medium Intensity Development” land cover and land use is identified as “Services” and “Residential”
according to the New Hanover County Comprehensive Plan. The CAMA Land Use identifies the area as
“Transition”. In addition, the Future Land Use classification is mixed between community mixed‐use and
general residential. The County’s identified policies promote mixed‐use tax base enhancing projects in
areas with water and sewer and community services available to support the project. This site is located
in a growth node in the County and fits well among the existing uses along Castle Hayne Road and the
commercial portion of Riverside Drive. It preserves and enhances the businesses, restaurants, and
offices in the front of the + 12.3 acres site with apartments behind the commercial development. The
design of this project acts as a transition, as the Comprehensive Plan sets forth for this land. It is a
transition to single family residential with medium intensity development providing both services and
residential. This project meets all intended land uses and identifications for the location. Furthermore,
the County’s policies support this type of mixed‐use, small project growth throughout the County. In
addition, the planned development proposes enhancement to the existing commercial area at Castle
Hayne Road near Riverside Drive/N. Kerr Ave. This enhancement will give the area a face‐lift and
generally clean up and organize traffic flow around existing businesses. In addition, the project will
integrate pedestrian friendly routes to get folks from the residential areas to the neighborhood services
within and adjacent to the mixed‐use development. All of this furthers the County’s goals of smaller,
targeted growth promoting a mixture of uses featuring residential in close proximity to commercial and
neighborhood services.
2. How would the requested Conditional Zoning District be consistent with the property’s classification
on the Future Land Use Map located within the Comprehensive Plan?
The applicant proposes a project consistent with the County’s Future Land Use Plan which identifies the
area as Community Mixed Use and General Residential. The mixed‐use project will provide a
combination of community mixed use and attached residential within one site located in the heart of
Wrightsboro’s commercial corridor. See responses above and below for additional information.
3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or
how is the land involved unsuitable for the uses permitted under the existing zoning?
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Wrightsboro has historically seen single family and rural development. However, with the extension of
CFPUA water and sewer along Castle Hayne Road, the potential for growth has expanded. Now the
intersection of N. Kerr/Riverside Drive at Castle Hayne Road is a key commercial node with
neighborhood goods and services serving the community from Downtown Wilmington to Castle Hayne.
With access to I‐140 and I‐40 within 2 miles of the project site, commutes to jobs and destinations in
Brunswick and Pender Counties are easy and quick. The growth and growth potential around this
portion of New Hanover County is due to the recent availability of urban services and proximity to
multiple locations in New Hanover County now makes this area of the County suitable for a wide variety
of development. However, the County’s planning documents have identified the site as suitable for the
type of project proposed. This is a case where the zoning has remained unchanged in an area now ripe
for growth; therefore, we seek a zoning that complies with the County’s vision for the area.
In recent years, the County and Wrightsboro have experienced growth along the Castle Hayne Road
corridor in large part because of the availability of CFPUA’s water and sewer. Furthermore, this
Wrightsboro area project is located in the heart of the commercial corridor which is in keeping with
some of the clustering of neighborhood services, thus fulfilling many objectives set forth in the County’s
comprehensive and future land use plans.
With the added capacity to serve a + 12.30 acre mixed commercial and attached residential project, this
project will provide a combination of community mixed use and attached residential within one site
located in the heart of Wrightsboro’s commercial corridor. The applicant believes this project is
compliant with the projected growth goals and policies set forth in guiding planning documents and
respectfully requests that the board approve this conditional rezoning.
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Wrightsboro Commons Community Meeting Summary
Submittal Date: June 12, 2019
Community Meeting Date: November 29, 2018
Meeting Time: 5:45-7:45
Meeting Location: La Bella Airosa
Meeting Summary
Neighbors attended the community meeting in which a site and development plans were presented to
the community. The site was put into context of the adjacent Riverside single family and multi-family
development. At the time of the meeting, the developer was under contract to purchase a 72 unit
entitled multi-family development from the developer of the Riverside neighborhood. This 72 unit
development was included with the proposed multi-family development on the TIA release the same
day as the community meeting. It was the 72 unit development immediately adjacent to the single
family homes in Riverside that drew ire. Since the community meeting, the developer has dropped the
contract to purchase the entitled 72 unit multi-family development. The TIA at this time was approved
with 360 total apartments. The current proposal of 222 total apartments is far reduced from that
approved TIA amount and the amount discussed at the community meeting in November of last year.
This will drastically reduce the number of trips the applicant’s subject development will generate.
At the time of the community meeting, there was much concern over traffic and the needed
improvements at the intersection of Riverside Drive/N. Kerr Avenue and Castle Hayne Road. Since the
meeting, the Riverside developer has completed required improvements including medians, pavement
markings, traffic signal improvements and paving. Other improvements are required in this applicant’s
TIA, and those will be installed as required in the appropriate phase dictated by the approved TIA.
The NCDOT also proposes improvements to Castle Hayne Road in the area around the subject
development. This will widen the road to 4 lanes and provide medians and other traffic control
measures to raise the level of service of Castle Hayne Road.
Stormwater and buffering were additional concerns and a large part of the discussion at the community
meeting. The Riverside ponds under development at the time of Hurricane Florence, failed. This caused
much concern about new development coming in nearby. The applicant has since re-evaluated
stormwater and proposes a large pond between the Riverside property and the subject development.
All stormwater will be designed, permitted and maintained in accordance with local, state, and federal
requirements.
In conclusion, the developer heard the concerns of the neighbors, and has taken a hard look at the plans
to alleviate potential trouble spots. We present the plans to the board and the community in good faith
that we hear and understand the concerns and want to be good neighbors.
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PROPOSED
SITE PLAN
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