Loading...
Z20-12 - Application Package 7.28.2020Page 1 of 6 MDP Rezoning Application – Updated 2-2020 NEW HANOVER COUNTY_____________________ DEPARTMENT OF PLANNING & LAND USE 230 Government Center Drive, Suite 110 Wilmington, North Carolina 28403 Telephone (910) 798-7165 FAX (910) 798-7053 planningdevelopment.nhcgov.com MASTER PLANNED DEVELOPMENT APPLICATION This application form must be completed as part of a master planned development application submitted through the county’s online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the application, are set out in Section 10.3.4 of the Unified Development Ordinance. Public Hearing Procedures 1 Pre-Application Conference 2 Community Information Meeting 3 Application Submittal & Acceptance 4 Planning Director Review & Staff Report (TRC Optional) 5 Public Hearing Scheduling & Notification 6 Planning Board Hearing & Recom- mendation 7 Board of Commissioners Hearing & Decision 8 Post-Decision Limitations and Actions 1. Applicant and Property Owner Information Applicant/Agent Name Owner Name (if different from Applicant/Agent) Company Company/Owner Name 2 Address Address City, State, Zip City, State, Zip Phone Phone Email Email 2. Subject Property Information Address/Location Parcel Identification Number(s) Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification Applicant Tracking Information (This section completed by staff) Case Number: Date/Time Received: Received by: Samuel B. Franck Ward and Smith, P.A. Ridgewood Gardens Health Investors, LLC 127 Racine Dr. Wilmington, NC 28403 910.794.4835 sbf@wardandsmith.com 2334 41st Street Wilmington, NC 28403 919.612.7002 tmoore@libertyseniorliving.com 8704 Market Street 29.956 Acres Portion of R02900-003-513-000 R-15 and B-1 UMXZ Page 2 of 6 MDP Rezoning Application – Updated 2-2020 3. Proposed Zoning, Use(s), & Narrative Proposed Zoning District: Total Acreage of Proposed District: Please provide a project narrative, describe the purpose of the master planned development, and list the uses that will be allowed (attach additional pages if necessary). 4. Traffic Impact See Addendum A. Please provide the estimated number of trips generated for the project’s proposed maximum density and intensity based off the most recent version of the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this application. ITE Land Use: See attached memo of 7/28/20 Trip Generation Use and Variable (gross floor area, dwelling units, etc.) See attached memo of 7/28/20 AM Peak Hour Trips: See attached memo of 7/28/20 PM Peak Hour Trips: See attached memo 7/28/20 Page 3 of 6 MDP Rezoning Application – Updated 2-2020 5. Master Planned Development Considerations Please explain how the proposed development meets the following criteria (attach additional pages if necessary). 1. How would the requested change be consistent with the County’s policies for growth and development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc. 2. How would the requested development be consistent with the property’s classification on the 2016 Comprehensive Plan’s Future Land Use Map. 3. How does the proposed master planned development meet the required elements and intent of the proposed zoning district? See Addendum B. See Addendum B. See Addendum B. Addendum A to Master Planned Development Application Proposed Zoning, Uses, and Narrative Please provide a project narrative, describe the purpose of the master planned development, and list the uses that will be allowed: Ridgewood is requesting to rezone property located at 8704 Market Street in New Hanover County ("Property") from its current zoning of Residential 15 ("R-15") and Neighborhood Business ("B-1") to an Urban Mixed Use Zoning District ("UMXZ") to allow a mixed use development including Senior Living, Assisted Living, independent living, office, and potentially, Personal Services, uses in accordance with New Hanover County's ("County") Unified Development Ordinance ("UDO"). The rezoning will provide the opportunity to create a senior living community comprised of independent living cottages with a total of fifty-two (52) units, a healthcare building with assisted living with capacity for one hundred (100) units, a single Senior Living Independent Living facility with up to one hundred eighty-six (186) units, and a residential, office and retail building with up to four (4) residential units and roughly four thousand (4000) square feet of office or personal services space on the ground floor. ND: 4837-1967-7889, v. 5 Addendum B to Master Planned Development Application Master Planned Development Considerations Please explain how the proposed development meets the following criteria: 1) How would the requested change be consistent with the County's policies for growth and development, as described in the 2016 Comprehensive Plan, applicable small areas plans, etc.? The proposed UMXZ rezoning would be consistent with the significant planning goals and objectives in New Hanover County ("County") favoring a mix of housing types and land uses, job and tax base creation, and smart planning strategies for infill of existing development. The proposed senior living development is consistent with the themes and objectives of the County's 2016 Comprehensive Plan ("2016 Plan") in many ways, including these specific items:  "Livable Built Environment" to ensure that all elements of the built environment, including land use, transportation, housing, energy, and infrastructure work together to provide sustainable, green places for living, working, and recreation to provide a high quality life. The project provides a mix of housing and open space areas with a focus on retaining trees and providing green space in excess of what's required by the land use code.  "Harmony with Nature" to ensure the contributions of natural resources are being explicitly recognized and valued and to maintain their health. The project includes an innovative approach to stormwater and drainage design to ensure that the development treats all stormwater on site with a focus on eliminating any negative impact on adjacent properties. Ridgewood has also intentionally left a significant tree line around most of the Property screening all residential uses from the site to promote the existing ecology and limit an impact from the height of the development.  "Resilient Economy" to ensure that the community is prepared to deal with both positive and negative changes in its economic health and to initiate sustainable urban development that foster growth. The County is experiences a rapid increase in the population of its citizens who need sustainable, well-designed senior living options. Rather than force those citizens to seek accommodations outside of the County, Ridgewood is seeking to offer them the opportunity to stay involved and invested in New Hanover County.  "Interwoven Equity" to ensure fairness and equity in providing housing, services, health, safety, and livelihood needs of all citizen groups. The project aims to provide housing for a currently underserved demographic in our County, our senior citizens who are facing a current housing shortage. The proposed development is a step towards creating equity in the housing market and allowing that population to remain housed and engaged in our community.  "Healthy Community" to ensure public health needs are recognized and addressed through provisions for healthy foods, physical activity, access to recreation, health care, environmental justice, and safe neighborhoods. The project is aimed at fulfilling all of these admirable goals. The development plan for the Property will create a safe, comfortable, and environmentally sustainable community to promote active and healthy lifestyles for its residents while ensuring that they have access to the medical care they need through collaboration with local healthcare providers.  "Responsible Regionalism" to ensure all local proposals account for, connect with, and support the plans of adjacent jurisdictions and surrounding region. The City of Wilmington is the largest adjacent jurisdiction and has recognizes its own needs regarding a growing senior population, the need for diverse housing options, and the benefits of a mix of uses to reduce traffic and encourage on-site activities. The project is also confident with the following specific implementation strategies of the 2016 Plan:  III.C – Encourage infill development in vacant or blighted pieces of property.  III.D – Encourage the redevelopment of single-uses into mixed-use developments.  IV.C – Consider revising zoning ordinances to support mixed uses and holistic approach to development.  VI.D – Encourage conservation and enhancement of the unique environment, character, and history of the County.  IX.A – Promote a mixture of uses where appropriate in an effort to cluster development and minimize impacts on natural resources.  IX.D – Strengthen and direct development toward existing communities through encouraging infill and redevelopment.  XVI.B – Encourage a walkable community that creates more human interactions between neighbors.  XVIII.A – Encourage a mixture of uses in developments that allows individuals to walk rather than rely upon vehicles.  XXI.A – Promote compact development, mixture of uses, and infill that minimizes trips and vehicle miles traveled.  XXI.B – Encourage development patterns and neighborhood street designs that are conducive to pedestrian and bicycle use. 2) How would the requested development be consistent with the property's classification on the 2016 Comprehensive Plan's Future Land Use Map? The New Hanover County Future Land Use Map depicts the site as General Residential. The proposed senior living project is consistent with that approach, consisting primarily of senior living residential units, but also including the mixed- use infill that the County has focused on the 2016 Plan. In addition, there are several specific aspects of the project that demonstrate why the project exemplifies good design and development consistent with the General Residential land type. After several versions of a proposed development plan, the current site plan evolved with a priority to achieve sustainability, diversity, ecology, and connectivity. The finished product achieves preservation of many of the existing trees on the property and promotes internal interconnectivity through multiple driveway access points and new road installations that will be added during development, while limiting the impact on adjacent residential neighborhoods by omitting any direct interconnectivity with the same. Ridgewood designed the site plan in this manner was to limit the footprint of all buildings to reduce impervious surface, stormwater, and drainage concerns and limiting the impact of taller structures on nearby properties while still creating a senior living community capable of serving a meaningful population of residents in need of a safe, well-designed senior living community. Existing wetlands on the Property will remain undisturbed, and all stormwater generated on the site will be treated on-site by stormwater ponds and facilities. Once treated, any water leaving the Property will follow the existing water flow path into a stream on the east side of the Property. The proposed structures range in height from thirty feet (30') for the cottages adjacent to residential areas, forty-five feet (45') for the healthcare facility and mixed-use structure adjacent to Market Street, and forty-five feet (45') for the independent living facility in the center of the Property with the greatest setbacks to any nearby use. Vegetative buffers, primarily made up of existing trees roughly sixty-five feet (65') tall will separate the adjacent residential uses from the Property and, as shown on the site plan, will screen almost all view of the development. The Property is positioned off of the Futch Creek connection to Market Street. Following additional driveway and road improvements provided by Ridgewood and after an assessment of the projected traffic impact for the site completed by Kimley Horn Engineering, the site is expected to generate fifty-two (52) AM peak hour traffic trips and eighty-nine (89) PM peak hour trips. The projected totals are a significant reduction from the "by-right" use of the Property if it was developed under its current R-15 and B-1 zoning. An average example of by-right land use, as described in the attached memo, would be expected to generate two hundred eighty-five (285) AM peak hour trips, and two hundred twenty-five (225) PM peak hour trips. 3) How does the proposed master planned development meet the required elements and intent of the proposed zoning district? The UMXZ zone is the only zone in the County that permits Senior Living and Assisted Living by right, and was established to meet five (5) primary objectives within the County. The County's UDO describes those objectives as follows: 1) to encourage the efficient mixed use development pattern envisioned in the Comprehensive Plan; 2) to result in quality design and a variety of build 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 Ridgewood and the engineering and design teams that have contributed to the site plan for the Property take these objectives as a minimum standard for the project. The design was created and adapted to fit the goals of the UMXZ zone in the following ways: 1) The rezoning would allow Ridgewood to develop the Property as a mixed use development with a mix of Senior Living Assisted Care, Senior Living Independent Living, and office and/or personal services use towards the front of the Property. This mix of uses is broader than what could be achieved under the existing zoning and is the type of mixed-use development that the County encourages under its Comprehensive Plan. 2) Under the current zoning designation the Property could be developed into residential uses and commercial uses closer to Market Street. Ridgewood has taken considerable care to propose a site plan that serves a currently underserved portion of our population in the elderly, and does so in a way that maintains and strengthens the community and neighborhood feel of the existing area. 3) Under the proposed rezoning, a mix of senior living options will be developed that offer flexibility and access to the County's aging population in need to safe, well-designed housing options. 4) The Property will be accessible by multiple driveway points and internally served by a comprehensive sidewalk and pedestrian walkway system designed to ensure "walkability" and to be consistent with the existing landscaping and ecology of the site. Ridgewood is also proud to produce a design that significantly decreases the amount of traffic that could be generated under the by-right uses under the current zoning. 5) By rezoning property from "Neighborhood Business" to a senior living mixed use development, Ridgewood is establishing a mixed-use senior living project in an area that could previously be developed into self-storage or other, more intense commercial uses. Our goal has been to create a strong community for our future residents; one that will hopefully enhance the community and neighborhoods around the Property. The proposed site plan would also establish a significantly less dense development than could be achieved under another UMXZ project. UMXZ permits a maximum density of twenty-five (25) units per acre. The Property is 29.956 acres which would permit a maximum of roughly seven hundred fifty (750) units. The proposed site plan only proposes three hundred forty two (342) units, or a density of 11.42 units per acre, far less than the twenty five (25) units per acre permitted under the UMXZ's maximum allowance. That decrease in density is intentional. It creates a smaller, more community focused development for future residents, limits traffic in and out of the Property, and decreases stormwater and drainage issues from the Property. Kimley-Horn.com 115 Fairchild Street, Suite 250, Charleston, SC 29492 843-737-6390 July 28, 2020 Thad Moore Development Manager Liberty Senior Living 2334 South 41st Street Wilmington, NC 28403 RE: 8704 Market Street Senior Living, Wilmington, NC – Trip Generation Analysis Kimley-Horn has prepared an analysis of the trip generation potential of the proposed 8704 Market Street Senior Living facility in Wilmington, NC. As currently envisioned the development will consists of 56 senior living attached dwelling units, 186 independent living dwelling units, and 110 assisted living dwelling units. The proposed development is located near the intersection of Market Street at Futch Creek Road in Wilmington, NC. The property is currently zoned as B1 which is defined as a neighborhood shopping district. Site Trip Generation Traffic for the zoned and proposed development was generated using ITE 10th Edition for a typical weekday, the weekday AM peak hour, and the weekday PM peak hour. The AM peak hour typically falls within the period from 7-9 AM and the PM peak hour generally occurs between 4-6 PM. NCDOT guidance from the ITE Rate vs Equation spreadsheet was used in the development of this trip generation. It is important to note that assisted living is recommended to be run per bed instead of per dwelling unit, thus 110 beds was used for the 100 dwelling units of assisted living per direction of Liberty Senior Living. The trip generation of the proposed development was done using two different methodologies for the proposed residential land uses. The first methodology (shown in Table 1 on the following page) is per NCDOT Congestion Management Guidelines, in which the individual land uses are broken out for the trip generation. In addition, a variety of land uses have been analyzed for the proposed 4,000 sf non- residential land use. The intent of this effort is to show a variety of land uses that could occupy this space and the trip generation falls below the 100-trip threshold for requiring a traffic impact analysis per the Wilmington MPO and NCDOT. Kimley-Horn.com 115 Fairchild Street, Suite 250, Charleston, SC 29492 843-737-6390 As shown in Table 1, the proposed site has the potential to generate 52 AM peak hour trips and 89 PM peak hour trips, if the individual land uses of the development are broken out per NCDOT Congestion Management guidance. The proposed 4,000 sf of non-residential space was analyzed as office. The trip generation is less than NCDOT’s daily threshold of 3,000 daily trips and less than WMPO’s peak hour threshold of 100 trips per hour for requiring a traffic impact study. Table 2 shows the proposed development as presented in Table 1 except for the 4,000 sf of non- residential space. In Table 2, the 4,000 sf of space was analyzed using personal services land use. As shown on Table 2, the proposed development is projected to generate 47 AM peak hour trips and 90 PM peak hour trips. The trip generation is less than NCDOT’s daily threshold of 3,000 daily trips and less than WMPO’s peak hour threshold of 100 trips per hour for requiring a traffic impact study. Table 1 - Trip Generation for Individual Land Uses AM Peak Hour PM Peak Hour Total In Out Total In Out ITE 252 - Senior Adult Housing Attached 56 DU 200 11 4 7 16 9 7 ITE 253 - Congregate Care Facility 186 DU 376 11 7 4 31 16 15 ITE 254 - Assisted Living 110 Bed 286 20 13 7 37 17 20 ITE 710 - Office 4,000 SF 47 10 9 1 5 1 4 Subtotal 909 52 33 19 89 43 46 Internal Capture 0 0 0 0 0 0 0 Pass-By 0 0 0 0 0 0 0 Net New External Trips 909 52 33 19 89 43 46 Land Use Intensity Daily Table 2 - Trip Generation for Individual Land Uses AM Peak Hour PM Peak Hour Total In Out Total In Out ITE 252 - Senior Adult Housing Attached 56 DU 200 11 4 7 16 9 7 ITE 253 - Congregate Care Facility 186 DU 376 11 7 4 31 16 15 ITE 254 - Assisted Living 110 Bed 286 20 13 7 37 17 20 ITE 918 - Personal Services, General 4,000 SF 110 5 3 2 6 1 5 Subtotal 972 47 27 20 90 43 47 Internal Capture 0 0 0 0 0 0 0 Pass-By 0 0 0 0 0 0 0 Net New External Trips 972 47 27 20 90 43 47 Land Use Intensity Daily Kimley-Horn.com 115 Fairchild Street, Suite 250, Charleston, SC 29492 843-737-6390 Table 3 shows the trip generation potential of the subject property being developed for which would be allowed under a B1 and R-15 zoning. As shown in Table 3, the by right land use has a potential to generate 285 AM peak hour trips and 225 PM peak hour trips. The by right plan generates a considerably higher volume of traffic than that of the proposed plan. Conclusions The proposed 8704 Market Street Senior Living Development is not anticipated to generate more than the NCDOT nor WMPO trip thresholds of 100 peak hour trips (in either peak) to require a traffic study. Furthermore, the proposed Senior Living development is anticipated to generate significantly less daily, AM, and PM peak hour trips than the by-right zoning allows. Thus, a traffic study should not be required for the proposed development. Please let me know if you have any questions or require any further information. We appreciate the opportunity to provide these services to you. Sincerely, Jonathan Guy, PE, PTOE, AICP Vice President Table 3 - R-15 and B1 Zoning Trip Generation AM Peak Hour PM Peak Hour Total In Out Total In Out ITE 820 - Shopping Center 20,000 SF 2,012 19 12 7 165 79 86 ITE 934 Fast Food 11,000 SF 5,180 442 225 217 359 187 172 ITE 710 - Office 40,000 SF 436 74 65 9 48 8 40 ITE 210Multifamily - Low Rise 31 DU 194 16 4 12 21 13 8 Subtotal 7,822 551 306 245 593 287 306 Internal Capture 1,586 66 33 33 250 125 125 Pass-By 318 200 100 100 118 59 59 Net New External Trips 5,918 285 173 112 225 103 122 Land Use Intensity Daily Legal Description of Ridgewood Gardens Health Investors, Inc. Property re UMXZ Rezoning Beginning at a point located on the eastern right of way of Market Street-US Highway 17 (variable width Public R/W), said point being the southwestern point of Tract A Willie Mattocks depicted on Map Book 47, at Page 52 in the office of the Register of Deeds of New Hanover County and being located South 43°11'37" West 172.09 feet from an existing iron on the eastern right of way of Market St-US Highway 17 (Variable Width Public R/W) as shown on a plat recorded in Plat Book 51, at Page 3 in the office of the Register of Deeds of New Hanover County prepared by Arnold W. Carson dated January 8, 2007, which existing iron is located South 51°02'32" West 242.05 feet from an existing NCDOT Disk, said point being the "Point of Beginning," thence from said Point of Beginning leaving said right of way South 49°48'44" East 510.74 feet to a point, thence North 40°11'16" East 171.85 feet to a point, thence South 49°48'44" East 479.47 feet to a point, thence South 36°03'33" West 172.30 feet to a point, thence South 49°48'44" East 201.05 feet to a point, thence North 40°21'20" East 343.73 feet to a point, thence South 49°48'57" East 635.72 feet to a point on the centerline of ditch, thence with said centerline South 76°58'17" West 110.61 feet to a point, thence South 46°24'45" West 2.97 feet to a point, thence South 46°24'45" West 3.73 feet to a point, thence South 33°53'10" West 32.38 feet to a point, thence South 49°38'22" West 26.23 feet to a point, thence South 74°31'02" West 46.60 feet to a point, thence South 81°15'29" West 35.64 feet to a point, thence South 50°53'13" West 12.99 feet to a point, thence South 50°51'36" West 1.88 feet to a point, thence South 38°31'24" West 52.38 feet to a point, thence South 38°55'11" West 23.05 feet to a point, thence South 29°13'55" West 35.75 feet to a point, thence South 29°40'11" West 25.78 feet to a point, thence South 19°59'40" West 41.89 feet to a point, thence South 13°49'10" West 44.23 feet to a point, thence South 16°55'47" West 141.52 feet to a point, thence South 20°12'13" West 72.32 feet to a point, thence South 20°12'44" West 14.62 feet to a point, thence South 41°35'48" West 33.68 feet to a point, thence South 59°58'39" West 50.05 feet to a point, thence South 75°24'11" West 34.69 feet to a point, thence South 78°07'55" West 89.48 feet to a point, thence South 69°34'40" West 34.57 feet to a point, thence South 49°27'01" West 19.83 feet to a point, thence South 38°06'37" West 17.66 feet to a point, thence South 40°08'33" West 85.74 feet to a point, thence South 26°45'32" West 11.75 feet to a point, thence leaving said centerline North 49°11'10" West 718.04 feet to a point, thence North 49°01'06" West 484.05 feet to a point, thence North 37°58'48" East 242.18 feet to a point, thence North 47°23'55" West 549.11 feet to a point on the eastern right of way of Market Street-US Highway 17 (Variable Width R/W), thence with said right of way North 42°36'05" East 380.85 feet to the Point of Beginning, containing 29.956 acres (1,304,899 Sq Ft) more or less.