Loading...
HomeMy WebLinkAboutZ22-06 Staff Report PBZ22-06 Staff Report PB 3.3.2022 Page 1 of 13 STAFF REPORT FOR Z22-06 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z22-06 Request: Rezoning to a (CZD) Commercial Services (CS) District Applicant: Property Owner(s): Fast Tracts Wilmington, LLC Fast Tracts Wilmington, LLC Location: Acreage: 312 Hermitage Road 29.39 Acres PID(s): Comp Plan Place Type: R02500-002-003-000 Employment Center Existing Land Use: Proposed Land Use: Farm Land and Existing Wholesale Nursery Flex space business park, and the existing nursery Current Zoning: Proposed Zoning: R-20, Residential (CZD) CS, Conditional Commercial Services (CS) district Z22-06 Staff Report PB 3.3.2022 Page 2 of 13 SURROUNDING AREA LAND USE ZONING North Single-Family Residential, Undeveloped R-20 East Industrial I-1 South Undeveloped B-2 West Agriculture R-20 ZONING HISTORY June 1, 1985 Initially zoned R-20 (Castle Hayne) COMMUNITY SERVICES Water/Sewer Water services are available through CFPUA. Sanitary sewer is not available from the CFPUA, however, the site is intended to be served by a private septic system approved and permitted by the NHC Health Department. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Castle Hayne Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High Schools Recreation Optimist Park, Northern Regional Park, Blue Clay Bike Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Z22-06 Staff Report PB 3.3.2022 Page 3 of 13 ZONING CONSIDERATIONS • The applicant is proposing to construct a 130,000 square foot flex space business park, and the existing nursery on site located on the south side of the subject parcel. • The units are anticipated to be located within 11 buildings with a maximum of 40 feet in height containing 3 to 4 units each which would range in size from about 9,000 square feet to 12,000 square feet, but some changes to building configuration are possible. • The applicant’s proposed conceptual plan includes buffers on the west side and the south side of the subject tract, which meet the ordinance requirements. • While parking illustrated at this time is conceptual, the specific number of parking spaces will be determined during the TRC approval process when the tenants of the flex space business park, and the existing nursery are defined. All proposed parking will be required to meet Ordinance requirements. • The conceptual plan complies with the County’s standards for a Major Site Plan, including zoning dimensional standards. Includes Staff Markups Z22-06 Staff Report PB 3.3.2022 Page 4 of 13 ZONING CONSIDERATIONS • When the R-20 district was first applied to this area in the 1970s, public utilities were limited, and many homes in the unincorporated areas of the County utilized private well and septic. Water is now available in the area, and the applicant is proposing connections to the CFPUA water and to utilize septic systems. • As currently zoned, the site would permit up to 44 dwelling units at a density of 1.9 du/ac. • While the site is zoned R-20, it directly abuts I-1 zoning to the east and R-20 zoning to the west, north and south. • Although the subject property is located adjacent to residentially zoned land, much of the surrounding area is undeveloped or used for nonresidential purposes. North Carolina State University owns approximately 58 acres directly west of the site along Hermitage Road, which is used for agricultural research. • This CS district is modeled on the City of Wilmington’s Commercial Services district and was added to the Ordinance in 2019. It is intended to provide a clear place for the necessary businesses that aren’t optimally located near residential neighborhoods, sometimes referred to as “heavy commercial.” The uses in this district generally serve other businesses, such as contractors or fleet services, and may require outside storage of materials and parking for fleet vehicles or equipment. • Development in the CS district requires a minimum 35-foot rear setback and 30-foot interior setback, though buildings having a height over 35 feet are subject to additional setbacks and bufferyards of 4 additional feet. • Minimum buffer width shall be 50 percent of the minimum required setback, and opaque bufferyards are required where the development directly abuts existing single-family properties. • Maximum Illumination Levels at lot lines are required to be 0.05 foot-candles at lot lines adjacent to Single family detached or vacant R-20 parcels and 2.0 foot-candles at lot lines adjacent to all other uses. • If approved, the project would be subject to Technical Review Committee and Zoning Compliance review processes to ensure full compliance with all ordinance requirements and specific conditions included in the approval. Only minor deviations from the approved conceptual plan, as defined by the UDO, would be allowed. Z22-06 Staff Report PB 3.3.2022 Page 5 of 13 AREA SUBDIVISIONS UNDER DEVELOPMENT Z22-06 Staff Report PB 3.3.2022 Page 6 of 13 TRANSPORTATION • Access is proposed to be provided to the subject property from Hermitage Road, an NCDOT- minor collector road. • The applicant has proposed two full access driveways. Z22-06 Staff Report PB 3.3.2022 Page 7 of 13 • As currently zoned, it is estimated the site would generate about 33 AM and 44 PM trips during the peak hours if developed at the permitted density. The proposed development would increase the estimated number of peak hour trips by about 150 peak hour trips. Traffic Impact Analysis • The TIA conducted for the project has been approved by NCDOT and the WMPO. • The approved TIA analyzed the development of 130,000 square feet of Business Park. • The TIA approval requires the following notable roadway improvements: 1. NC 133 / Hermitage Road o Provide a westbound right turn lane with 200 feet of storage and appropriate deceleration and taper. 2. NC 133 / Crowatan Road o Provide a southbound left turn lane with 50 feet of storage and appropriate deceleration and taper. 3. Hermitage Road and Site Access 1 o Construct the site access with one ingress and one egress lane. o Provide stop control for the northbound approach. o Provide 100 feet of internal protected stem on the northbound approach. 4. Hermitage Road and Site Access 2 o Construct the site access with one ingress and one egress lane. o Provide stop control for the northbound approach. o Provide 100 feet of internal protected stem on the northbound approach location and building type and would not result in changes that exceed the scale and trip budget of what was studied, according to the applicant. Intensity Approx. Peak Hour Trips Existing Development: Undeveloped 0 AM / 0 PM Typical Development under Current Zoning: 44 Single-Family Dwellings 33 AM / 44 PM Proposed Development: 130,000 Square Foot flex space business park, and the existing nursery 183 AM / 187 PM Z22-06 Staff Report PB 3.3.2022 Page 8 of 13 Nearby Planned Transportation Improvements and Traffic Impact Analyses Nearby NC STIP Projects: 1. STIP Project U-5863 o Project to widen Castle Hayne Road from I-140 to Division Drive. This project will add a center turn lane or median to sections of the road. o The project is currently scheduled to begin construction after 2029. Z22-06 Staff Report PB 3.3.2022 Page 9 of 13 Nearby Traffic Impact Analyses: Traffic Impact Analyses (TIAs) 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. • While there are no TIAs approved within a mile radius of the subject site, the Blue Clay Road Industrial/Manufacturing facility has been submitted for TRC review and is proposed to have about 875,000 square feet of available space throughout the facility. Currently there is a TIA in progress, and trip distributions have not been finalized at this time. ENVIRONMENTAL • The property is not within a Natural Heritage Area or Special Flood Hazard Area. • The property is within the Prince George Creek watershed. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class l (suitable/slight limitation), Class II (moderate limitation), and class lll (severe limitation) soils. OTHER CONSIDERATIONS REPRESENTATIVE DEVELOPMENTS Representative Developments of R-20: Z22-06 Staff Report PB 3.3.2022 Page 10 of 13 Representative Developments of Heavy Commercial Warehousing and Flex Space: Z22-06 Staff Report PB 3.3.2022 Page 11 of 13 Context and Compatibility • This location provides an employment center where transportation access is reachable by employees because of the proximity to the airport and Interstate I-140. • The property is located on a secondary road between the Wrightsboro commercial node and the Castle Hayne commercial node. • Properties east of the subject site have developed as a variety of light industrial uses due to the proximity of interstate I-140 and railroad access. • The site plan incorporates required landscaping and transitional buffers adjacent to residentially zoned properties. • The development would have no impact on the school system. Z22-06 Staff Report PB 3.3.2022 Page 12 of 13 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. Future Land Use Map Place Type Employment Center Place Type Description Serves as an employment and production hub where office and light industrial uses predominate. It can also include residential, civic, and recreational uses, but should be clearly delineated from rural and conservation areas. Commercial uses designed to serve the needs of the employment center are appropriate. Analysis The subject property is located east of Castle Hayne Road and north of Interstate I-140 on Hermitage Road. The Comprehensive Plan classifies the subject parcel as Employment Center. The intent of this place type is to promote fiscally responsible growth, support business success, and support workforce development and economic prosperity for all, while still providing the opportunities to conserve and enhance our unique sense of place to attract individuals, companies, and organizations. Employment Center place types are generally applied in areas like this that are intended to serve as employment and production hubs where office and light industrial uses are easily available. The subject parcel is approximately five miles from commercial services available at both the Airport Commerce employment center to the east and the Wrightsboro commercial node to the north. The project proposal of 11 buildings totaling a maximum 130,000 SF provides an appropriate transition between the existing I-1 to the east and the surrounding R-20 district. Z22-06 Staff Report PB 3.3.2022 Page 13 of 13 Consistency Recommendation The proposed rezoning from R-20 to (CZD) CS is generally CONSISTENT with the 2016 Comprehensive Plan, because it will allow for the types of commercial uses encouraged in the Employment Center place type and the district is located within a transitional area and will provide a transition between light industrial uses to the east and current lower intensity development that may transition in the future. STAFF RECOMMENDATION Based on the recommended uses for Employment Center places, the context and compatibility with the immediate surrounding area, and the transition from existing light industrial uses to the east to potential future uses to the west, staff recommends approval of this application and suggests the following motion with the applicant’s proposed conditions: I move to recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow for the types of commercial uses encouraged in the Employment Center place type. I also find APPROVAL of the rezoning request is reasonable and in the public interest because the proposed district will provide a transition between light industrial uses to the east and current lower intensity development that may transition in the future. Applicant’s proposed conditions: 1. The total square footage of business park flex space shall be limited to a maximum 130,000 square feet. Alternative Motion for Denial I move to recommend DENIAL of the proposed rezoning. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow for the types of commercial uses encouraged in the Employment Center place type, I find DENIAL of the rezoning request is reasonable and in the public interest because the land use will adversely impact the adjacent residential areas.