S23-01 Planning Board Report
S23-01 – Piner Road Additional Dwelling Allowance Preliminary Forum Summary
Special Use Permit Preliminary Forum (S23-01) – Request by Joseph Kass with Graycliff Capital Affordable
Housing, LLC, applicant, on behalf of Thomas Burriss, Sr, Phillip Burriss, and Dannen Properties, LLC,
property owners, for an Additional Dwelling Allowance to increase the allowed density up to 10.2 dwelling
units per acre for four (4) parcels totaling approximately 6.24 acres of land located at 633, 635, 641, and
649 Piner Road currently zoned R-15, Residential and O&I, Office & Institutional.
The applicant is requesting a special use permit for an additional dwelling allowance to construct an
apartment complex consisting of 54 multi-family dwelling units and associated amenities on an
approximately 6.24-acre parcel located along Piner Road east of the intersection of College Road and
Carolina Beach Road. The properties are currently zoned R-15 and O&I with two single-family dwellings,
on the properties.
The proposed multifamily development consists of two 3-story buildings with 22 and 24 units respectively,
one 2-story building with 8 units, along with associated parking and amenities including a clubhouse and
playground.
The existing R-15 and O&I districts both allow multi-family residential structures by-right at a density of
no more than 2.5 du/ac in both districts for a maximum of 16 dwelling units. The Unified Development
Ordinance requires a special use permit approved by the Board of Commissioners to allow an additional
dwelling allowance up to 10.2 units per acre, which would permit up to 64 dwelling units. The applicant is
requesting a maximum density of up to 9.6 units per acre for a maximum total of 60 units. Currently 54
units are shown on the plan and the applicant has requested the ability to add the remaining 6 units at a
later date with the addition of a third story on the two-story structure.
Full access to the site will be from Piner Road, a NCDOT maintained minor arterial road. The estimated
traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance
requirement for a Traffic Impact Analysis (TIA). As currently zoned, it is estimated the site would generate
about 28 AM and 27 PM trips during the peak hours, if developed at the permitted density. The proposed
development would result in an estimated 41 AM and 46 PM trips, increasing the estimated number of
peak hour trips by approximately 13 AM and 19 PM peak hour trips.
The 2016 Comprehensive Land Use Plan classifies the subject property as Urban Mixed Use. The intent of
this place type focuses on a mix of residential, office, and retail uses at higher densities. Types of uses
encouraged include office, retail, mixed use, small recreation, commercial, institutional, single-family, and
multi-family residential. This type and density of residential multifamily development is specifically
encouraged in this Comprehensive Plan place type. Further, the Comprehensive Plan’s implementation
guidelines aim to support a diversity of housing, supporting economic prosperity, when placed to best
serve the needs of surrounding residents, business, and institutional uses, can help to advance those
goals.
Recommendation:
As a preliminary forum the Planning Board does not make a decision or recommendation on special use
permits. The board is requested to hear the presentations of staff, the applicant, and the public to
facilitate an open and transparent discussion of the special use permit application.