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Z19-10 Staff Report PB 10.3.2019Z19-10 Staff Summary PB 10.3.2019 Page 1 of 10 STAFF REPORT FOR Z19-10 ZONING MAP AMENDMENT APPLICATION R-5 MODERATE-HIGH RESIDENTIAL ZONING OVERVIEW  The R-5 Moderate-High Residential Zoning District is one of eight new zoning districts approved by the Board of Commissioners in July.  The intent of the R-5 district is to provide moderate to high density residential development on smaller lots in conjunction with a compact and walkable development design. The R-5 district permits a range of housing types that can be developed in concert with non- residential developments, creating a mixed-use development pattern. This district serves as a transition between mixed-use or commercial development and low to moderate density residential developments.  The R-5 district allows duplexes, triplexes, quadruplexes, townhomes, and accessory dwelling units. However, mobile homes and multi-family developments, such as traditional apartments, are not permitted in this district. APPLICATION SUMMARY Case Number: Z19-10 Request: Zoning Map amendment to rezone 5.28 acres from R-15 to R-5 Applicant: Property Owner(s): William Bland – TDR-HL, LLC TDR-HL, LLC Location: Acreage: 7300 Block of Springwater Drive; 7400 Block of Murrayville Road; 1300-1400 Block of Crooked Pine Road 5.28 PID(s): Comp Plan Place Type: Portion of R02800-004-104-000 Community Mixed Use Existing Land Use: Proposed Land Use: Undeveloped The property would be allowed to be developed in accordance with the R-5 district Current Zoning: Proposed Zoning: R-15 R-5 Moderate-High Residential Z19-10 Staff Summary PB 10.3.2019 Page 2 of 10 SURROUNDING AREA LAND USE ZONING North Undeveloped, Future Military Cutoff Road extension R-15 East Undeveloped, Future Military Cutoff Road extension R-15 South Single-Family Residential R-15 West Single-Family Residential R-15 ZONING HISTORY July 7, 1972 Initially zoned R-15 (Area 8B) Z19-10 Staff Summary PB 10.3.2019 Page 3 of 10 COMMUNITY SERVICES Water/Sewer CFPUA water and sewer mainline extensions will be required to serve the project. Additional improvements are needed to provide sewer to the site. 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 Porters Neck Schools Murrayville Elementary, Holly Shelter Middle, and Laney High Schools Recreation Ogden Park, Smith Creek Park, and Parkwood Recreational Area CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources ZONING CONSIDERATIONS  The applicant is proposing to rezone approximately 5.28 acres from R-15 to R-5 within an undeveloped section of the Hanover Reserve subdivision between the terminus of Murrayville Road and the future extension of Military Cutoff. The subdivision obtained preliminary plan approval in 2015 for 377 units. To date, 192 single-family lots have been platted within the subdivision, most of which now contain occupied single-family homes.  The R-15 and R-5 districts are both residential zoning districts. While the R-5 district (8 du/ac) permits more base density than the R-15 district (2.5 du/ac), it prohibits mobile homes and typical multi-family development, like apartments, allowing a maximum of 4 units within any residential structure. In addition, the special use permit for high density developments is not permitted in the R-5 district, and the number of permitted nonresidential uses is reduced. R-15 R-5 Min Lot Size (Conventional) 15,000 sf 5,000 sf Base Density (Performance) 2.5 du/ac (13 total units) 8 du/ac (42 total units) HD Special Use Permit 10.2 du/ac (54 total units) N/A Permitted Housing Types Single-family, mobile home, duplex, townhomes, multi- family Single-family, duplex, townhome (max 4-units) Nonresidential Uses ≈ 20 uses w/ SUP (convenience stores, kennels, camping) ≈ 15 uses by-right (wholesale nurseries, stables) ≈ 10 uses w/ SUP (recreation establishments, day care centers) ≈ 10 uses by-right (parks, libraries, churches) Z19-10 Staff Summary PB 10.3.2019 Page 4 of 10  According to the applicant, they are seeking to construct townhomes within the area proposed to be rezoned.  Because this is a general map amendment and not a conditional rezoning, uses that would be allowed on the property are those allowed by right or by Special Use Permit in the R-5 district. A conceptual site plan is not included with this application, however, if approved, the development of the site must comply with the standards of the R-5 district and other applicable regulations, including buffering and stormwater standards.  A 20-foot minimum buffer is required around the northwestern property line of the project because the proposed development is adjacent to single-family dwellings within the Quailwoods subdivision. This required buffer will aid in screening the subject property from property owners to the west along Murrayville Road. In addition, the townhome units will be restricted to a maximum height of 35 feet, which is the same standard applied in the R- 15 district. Compliance with these provisions will be reviewed by the Technical Review Committee during the subdivision review process. Hanover Reserve Subdivision and Surrounding Properties:  During the design of the Military Cutoff extension project, NCDOT negotiated with the developer to extend Murrayville Road to connect to the future Military Cutoff extension. Doing so will allow Murrayville Road to be utilized as an east/west collector road, ultimately connecting Castle Hayne Road to Military Cutoff.  It is anticipated the applicant will propose additional rezoning(s) in the future to allow for commercial and higher density residential development on the remaining portions of the site (approximately 50 acres – highlighted in yellow above), as the direct access to arterial and collector type streets could support this development. Z19-10 Staff Summary PB 10.3.2019 Page 5 of 10 TRANSPORTATION  The subject site is located between the terminus of Murrayville Road and the future Military Cutoff extension. Springwater Drive, a local private street within the Hanover Reserve subdivision stubs to the subject property and will likely provide initial access to the development.  The applicant has completed a Traffic Impact Analysis (TIA) which was approved by NCDOT and the WMPO in 2017. The TIA analyzed the development of 330 single-family dwellings within the development and requires Murrayville Road to be extended to the future Military Cuttoff extension, and signal timing to be modified at the intersections of Torchwood Boulevard at Market Street and Gordon Road at White Road.  Typically, single-family dwellings generate approximately one trip in the peak hours, while townhomes generate approximately 0.5 trips in the peak hours. A by-right residential development on the site under the current zoning would allow 13 dwelling units, which would generate about 10 trips in the AM peak hours and 13 trips in the PM peak hours. Under the proposed R-5 zoning, up to 42 townhomes could be constructed on the site, which would generate about 19 trips in the AM peak hours and 24 trips in the PM peak hours.  NCDOT has indicated that since the proposed rezoning, and the potential to develop approximately 40 townhomes on the subject site, would not increase the overall intensity analyzed in the TIA, an update to the analysis would not be necessary at this time. However, if the applicant moves forward with commercial and higher density housing within the remaining portion of development, a revised TIA would be required. Z19-10 Staff Summary PB 10.3.2019 Page 6 of 10  Once connected to Military Cutoff, Murrayville Road will likely be utilized as a significant east/west collector road that will connect Castle Hayne Road to Military Cutoff, allowing access to the Murrayville, Northchase, and the Laney High School areas. This may aid in alleviating traffic along Gordon Road and other local roadways as motorists have additional routes to reach their destination in the northern portion of the County.  The specific design of the Murrayville Road connection to Military Cutoff has not been finalized by the developer or NCDOT at this time. The Military Cutoff extension will be installed as a superstreet type road, prohibiting left-out movements. It is anticipated when the connection is made, that there will be a left over movement to enter the proposed development (northbound) and a right in movement while traveling southbound. Traffic exiting the proposed development will be required to make a right turn movement onto Military Cutoff extension. Z19-10 Staff Summary PB 10.3.2019 Page 7 of 10 Nearby Planned Transportation Improvements and Traffic Impact Analyses Nearby NC STIP Projects:  STIP Project U-4751 (Military Cutoff Extension) o Project to extend Military Cutoff from Market Street to I-140. o The project is currently under construction and is expected to be completed in early- 2023. o The extension of Military Cutoff will run about three quarters of a mile west of the subject site. Lendire Road/Brittany Lakes Drive, Torchwood Boulevard, and Putnam Drive/Bradfield Court will connect to the Military Cutoff extension, allowing access to neighborhoods west of the site. o The project will also install a sidewalk and multi-use path along the extension of Military Cutoff and the sections of Market Street included in the project. o NCDOT recently obtained ownership of Lendire Road from Market Street to the Military Cutoff extension. The connection of Lendire Road to the future Military Z19-10 Staff Summary PB 10.3.2019 Page 8 of 10 Cuttoff will allow the road to function as a collector street, however, NCDOT does not have any current plans to make improvements to the road.  STIP Project U-4902D (Market Street Median) o Project to install a center median and pedestrian accessways along Market Street from Middle Sound Loop Road to Marsh Oaks Drive. The pedestrian accessways will consist of a 10-foot multi-use path on the eastern side of the street, and a 5- foot sidewalk on the western side of the street. o The project is currently under construction and is expected to be completed in early- 2023. 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. Cameron Trace  Phase 1: 35 single-family dwellings  Phase 2: 85 single-family dwellings  Approved May 8, 2017  2017 Build Out Year The TIA required improvements must be completed during Phase 2 of the development. The notable improvements consisted of:  Providing an eastbound left turn lane at the intersection of Murrayville Road and Covey Lane Nearby Proposed Developments included within the TIA:  N/A Development Status: Phase 1 has been constructed and the left turn lane has been installed. Phase 2 site work is underway and the lots were recorded on June 3, 2019. 2. Hanover Reserve  330 single-family dwellings  Approved July 13, 2017  2018 Build Out Year The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of:  Connecting Murrayville Road to Military Cutoff extension  Modify the signal timing at Torchwood Boulevard at Market Street, and White Road at Gordon Road. Nearby Proposed Developments included within the TIA:  Cameron Trace Development Status: 192 lots have been platted and are under construction, most of which now contain occupied single-family dwellings. Z19-10 Staff Summary PB 10.3.2019 Page 9 of 10 ENVIRONMENTAL  The property is not within a Natural Heritage Area or Special Flood Hazard Area.  The property is within the Smith Creek (C;Sw) watershed.  Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class III (severe limitation) soils, however, the project will connect to CFPUA sewer services when capacity is available or when alternative infrastructure improvements have been made. 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. These place types are intended to identify general areas for particular development patterns and should not be interpreted as being parcel specific. Future Land Use Map Place Type Community Mixed Use Place Type Description 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. Analysis The subject property is located near the intersection of Murrayville Rd. and Crooked Pine Rd., between the Quail Woods subdivision, the portion of Hanover Reserve already platted, and the extension of Military Cutoff Rd. currently under construction. This portion of the county was designated as a Community Mixed Use place type in the Comprehensive Plan to provide opportunities for a greater mix of uses and diversity of housing types in this currently undeveloped area adjacent to an anticipated major roadway. The proposed R-5 zoning, one of the new zoning tools adopted in 2019 to provide for the development patterns outlined in the Comprehensive Plan, Z19-10 Staff Summary PB 10.3.2019 Page 10 of 10 would allow the moderate density neighborhoods recommended for Community Mixed Use areas. It is intended to serve as a transition between mixed-use or commercial development (such as what is likely along Military Cutoff) and low (such as R-15) to moderate density residential development. The requested R-5 zoning could assist in providing an orderly transition between existing lower density residential areas and the higher intensity mixed use node likely to occur along Military Cutoff in this area. Its densities are in line with those recommended for residential developments in Community Mixed Use areas and aligns with the county’s goals of providing for a range of housing types. Consistency Recommendation The proposed R-5 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because it would provide an orderly transition between existing lower density residential neighborhoods and anticipated higher intensity development adjacent to Military Cutoff Rd. and would align with the Comprehensive Plan’s goals of more diversity of housing types. STAFF RECOMMENDATION The proposed R-5 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because it would provide an orderly transition between existing lower density residential neighborhoods and anticipated higher intensity development adjacent to Military Cutoff Rd. and would align with the Comprehensive Plan’s goals of more diversity of housing types. Therefore, staff recommends approval of this application and suggests the following motion: I move to APPROVE the proposed rezoning to a R-5 district. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposal provides an orderly transition between the existing lower density residential areas and the anticipated higher intensity development adjacent to Military Cutoff Road and provides for a range of housing types along an anticipated major roadway. I also find APPROVAL of the rezoning request is reasonable and in the public interest because the proposal supports opportunities for more affordable housing and assists with providing a range of housing types to the area. Alternative Motion for Denial I move to DENY the proposed rezoning to a R-5 district. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposal provides an orderly transition between the existing lower density residential areas and the anticipated higher intensity development adjacent to Military Cutoff Road, and provides for a range of housing types along an anticipated major roadway. 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.