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HomeMy WebLinkAbout2023-08-03 PB AGENDANEW HANOVER COUNTY PLANNING BOARD AGENDA Assembly Room, New Hanover County Historic Courthouse 24 North Third Street, Room 301 Wilmington, NC 28401 Members of the Board Jeffrey P Petroff, Chair |Donna Girardot, Vice-Chair Paul Boney|Hansen Ma'hews |Jeffrey Stokley Jr. | H. Allen Pope |Colin J. Tarrant Rebekah Roth, Director| Ken Vafier, Planning Manager AUGUST 3, 2023 6:00 PM Call to Order Pledge of Allegiance Approval of Minutes Elec5on of Officers REGULAR ITEMS OF BUSINESS The Planning Board may consider substanal changes in these peons as a result of objecons, debate, and discussion at the meeng, including rezoning to other classificaons. 1 Public Hearing Rezoning Request (Z23-14) – Request by Wes Reynolds with SB Co=ages Investment, LLC, applicant, to rezone four parcels totaling approximately 7.37 acres of land located at 7641, 7645, and 7647 Carolina Beach Road from R-15, Residen5al to (CZD) R-5 Residen5al for a maximum of 46 a=ached single family dwelling units. This item was connued from the July 6, 2023 regular meeng. 2 Public Hearing Rezoning Request (Z23-17) - Request by Adam Sosne with MHMJ, LLC, applicant, to rezone approximately 12.68 acres zoned B-2, Regional Business and R-15, Residen5al located at 5322 Carolina Beach Road to (CZD) RMF-M, Residen5al Mul5-Family - Moderate Density for a maximum 200-unit mul5-family and townhouse development. 3 Public Hearing Rezoning Request (Z23-16) – Request by Aaron Hutchens with Summit Design and Engineering Services, applicant, to rezone approximately 1.34 acres zoned R-15, Residen5al located at 4580 S College Road to (CZD) CB, Community Business for a vehicle service sta5on, minor and other limited uses. 4 Preliminary Forum Special Use Permit Request (S23-04) - Request by Douglas Grant, property owner, for the use of Campground and RV Park at three parcels located at 8102, 8104, 8106 Sidbury Road, zoned R- 15, Residen5al, and totaling approximately 19.21 acres. Planning Board - August 3, 2023 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: 8/3/2023 Regular DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Development Review Supervisor CONTACT(S): Robert Farrell; Rebekah Roth, Planning & Land Use Director SUBJECT: Public Hearing Rezoning Request (Z23-14) – Request by Wes Reynolds with SB Co9ages Investment, LLC, applicant, to rezone four parcels totaling approximately 7.37 acres of land located at 7641, 7645, and 7647 Carolina Beach Road from R- 15, ResidenDal to (CZD) R-5 ResidenDal for a maximum of 46 a9ached single family dwelling units. This item was connued from the July 6, 2023 regular meeng. BRIEF SUMMARY: The applicant is proposing to rezone approximately 7.37 acres from the R-15, Residen+al zoning district to the (CZD) R-5, Residen+al district for a maximum 46 unit a2ached single-family development. This item was con+nued from the July 6 Planning Board mee+ng to allow the applicant to make changes to the proposed concept plan in response to concerns raised by the Planning Board and public. The applicant has provided a revised concept plan consis+ng of a maximum of 46 a2ached single-family dwellings proposed as a combina+on of duplex and quadraplex units with required open space. The revised concept plan reduces the number of proposed units by 4. Four access points are proposed including a new proposed internal loop road along the exis+ng easement. The exis+ng easement would be upgraded to meet the county's private street requirements. An addi+onal condi+on has been included guaranteeing the opportunity for future extension north to Seabreeze Road Eleven stormwater infiltra+on areas have been proposed throughout the project. The revised concept plan includes 7 addi+onal infiltra+on basins than originally proposed. The addi+onal stormwater ponds are intended to include areas beyond the minimum required for stormwater management. A condi+on has been included that infiltra+on basins iden+fied on the concept plan shall be required. Private u+lity provider Aqua has provided a le2er of intent to provide water and sewer service for the proposed development. The concept plan iden+fies two significant Live Oak and other significant trees on the property. A condi+on has been provided to preserve the trees as iden+fied on the concept plan that are not removed for essen+al site improvements. Four areas of the property have been delineated as wetlands. The Army Corps of Engineers has confirmed they are considered waters of the state and are not federally regulated. This determina+on was made before recent changes to the federal defini+on of wetland. The R-15 district in this area was established in 1971. At the +me, the purpose of the R-15 district was to ensure housing served by private sep+c and wells would be developed at low densi+es. Since that +me, private water and sewer services have available to the surrounding area, however, the Carolina Beach Road corridor remains primarily zoned for low density housing. The purpose of the R-5 district is to provide lands that accommodate moderate to high density residen+al Planning Board - August 3, 2023 ITEM: 1 development on smaller lots with a compact and walkable development pa2ern. The district allows a range of housing types and can be developed in conjunc+on with a non-residen+al district to create a ver+cal mixed-use development pa2ern as well as serve as a transi+on between mixed-use or commercial development and low to moderate density residen+al development. As currently zoned, the site would be permi2ed up to 18 dwelling units at a density of 2.5 dwelling units per acre under the performance residen+al development standards. The proposed 46 units equate to an overall density of 6.2 dwelling units per acre. It is es+mated the site would generate approximately 16 AM and 20 PM peak hour trips if developed at the permi2ed density for performance development in the R-15 district. The proposed R-5 development is es+mated to generate 18 AM and 24 PM peak hour trips, increasing the es+mated number of peak hour trips by approximately 2 AM and 4 PM trips. The proposed project is located along a service road parallel to a major arterial roadway with available capacity in the southern por+on of the highway corridor. Access to the service road is near a signalized intersec+on onto Carolina Beach Road which increases the poten+al for vehicle conflicts entering the intersec+on. The local roads do not connect to other parts of the surrounding network and therefore have low daily es+mated vehicle counts. The lack of available NCDOT data indicates the roads do not currently experience heavy enough traffic volumes to warrant monitoring. While there is no specific data available to indicate current or an+cipated impacts to roadway capacity the increase in es+mated trips generated by the proposed development is minimal. The es+mated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). Students living in the proposed development would be assigned to Anderson Elementary School, Murray Middle School, and Ashley High School. Based on a generalized historic genera+on rate, staff would es+mate the increase in homes would result in approximately 7 more students than the es+mated number of students generated under exis+ng zoning. The Comprehensive Plan designates this property as Community Mixed Use, a land use classifica+on that promotes a mix of retail, office, and residen+al development at moderate densi+es up to 15 units per acre. This classifica+on is generally applied to areas intended as community-level service nodes and / or transi+ons between lower density housing and higher intensity development. The site is within the historic Seabreeze community which served as a beach resort community for African Americans from the 1930s through the 1950s. While the subject site is undeveloped, a few structures from this community remain in the area along Seabreeze Road. This area was the focus of the Seabreeze Small Area Plan created in 1988. The recommenda+ons for the area included revitaliza+on of the businesses and redevelopment of the waterfront. However, since the adop+on of the plan this revitaliza+on has not been accomplished and some of the historic structures and proper+es have been converted into luxury homes. The proposed rezoning request is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed density and housing type are in line with the recommenda+ons of the Community Mixed Use place type and the proposed development would act as an appropriate transi+on between the highway and exis+ng and detached single- family residen+al development. STRATEGIC PLAN ALIGNMENT: Planning Board - August 3, 2023 ITEM: 1 RECOMMENDED MOTION AND REQUESTED ACTIONS: Staff’s recommenda+on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera+ons, and technical review. The Carolina Beach Road corridor has been designated as Community Mixed Use within the Comprehensive Plan. The plan recommends a mix of commercial uses and residen+al housing types that act as a transi+on between higher intensity and lower intensity development and iden+fies the scale of the recommended development as up to 3 stories and 15 du / ac. The scale and density of the proposed development is below the recommenda+ons for the place type and the proposed housing type provides transi+ons from the highway to exis+ng residen+al uses. The proposed addi+onal condi+ons are intended to reduce impacts to environmental and conserva+on resources. As a result, Staff recommends approval of the request and suggests the following mo+on: 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 the proposed density and housing type is within the recommenda+ons of the Community Mixed Use place type. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the project provides housing diversity at an appropriate density to act as a transi+on between the highway and residen+al development to the east and the proposed addi+onal condi+ons reduce some impacts on environmental features. Proposed CondiDons: 1. The project as shown on the submi2ed site plan shall be developed with water and sewer connec+ons to a private wastewater system. Private wells and sep+c systems are not allowed for residen+al development as contemplated on the site plan. 2. As iden+fied on the site plan, certain exis+ng trees onsite will not be removed. 3. The zoning approval and development contemplated therein shall not impact the current and future lot owners of the following parcels, R08518-001-014-004, R08518-001-015-000, and R08518-001-015-002, right to use the access easement shown on the concept plan, nor shall the zoning approval and development contemplated therein create any financial burden on those lot owners to contribute to the cost of maintenance for the access road. 4. The northern terminus of the access easement shall be designated for public use to allow poten+al future connec+on to and through adjoining parcels to Seabreeze Road. 5. All infiltra+on basins shown on the concept plan shall be required. Changes to the general shape of the basins as required by essen+al site improvements may be accepted administra+vely by Planning staff. AlternaDve MoDon for DENIAL (if based on informa+on presented at the public hearing or other considera+on beyond the scope of staff review, the board finds denial appropriate.) 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 the proposed density and housing type are in line with the recommenda+ons of the Community Mixed Use place type and the proposed development acts as an appropriate transi+on between the highway and exis+ng development. I find recommending DENIAL of the rezoning request is reasonable and in the public interest because of the project's an+cipated impacts on environmental and conserva+on resources and the poten+al increase of vehicle conflicts on adjacent roadways. Planning Board - August 3, 2023 ITEM: 1 ATTACHMENTS: Descrip+on Z23-14 PB Script Z23-14 PB Staff Report Z23-14 Zoning Map Z23-14 Future Land Use Map Z23-14 Mailout Map Application Cover Sheet Application Materials Concept Plan Cover Sheet Concept Plan - Revised Public Comment COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager) Planning Board - August 3, 2023 ITEM: 1 PLANNING BOARD SCRIPT for Zoning Map Amendment Application (Z23-14) Request by Wes Reynolds with SB Cottages Investment, LLC, applicant, to rezone four parcels totaling approximately 7.37 acres of land located at 7641, 7645, and 7647 Carolina Beach Road from R-15, Residential to (CZD) R-5 Residential for a maximum of 56 attached single family dwelling units. This item was continued from the July 6th regular meeting. 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 an additional 5 minutes for rebuttal. 2. Conduct Hearing, as follows: a. Staff presentation b. Applicant’s and supporters’ presentation (up to 15 minutes) c. Opponent’s presentation (up to 15 minutes) d. Applicant’s and supporters’ rebuttal (up to 5 minutes) e. Opponent’s rebuttal (up to 5 minutes) f. Staff review of any additional conditions 3. Close the public hearing 4. Board discussion 5. Before we proceed with a motion and vote, I would like to invite the applicant to the podium. Based on the Board discussion and items presented during the public hearing, would you like withdraw your petition, request a continuance, or proceed with a vote? 6. 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. Example Motion for Approval 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 the proposed density and housing type is within the recommendations of the Community Mixed Use place type. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the project provides housing diversity at an appropriate density to act as a transition between the highway and residential development to the east and the proposed additional conditions reduce some impacts on environmental features. Proposed Conditions: 1. The project as shown on the submitted site plan shall be developed with water and sewer connections to a private wastewater system. Private wells and septic systems are not allowed for residential development as contemplated on the site plan. 2. As identified on the site plan, certain existing trees onsite will not be removed. 3. The zoning approval and development contemplated therein shall not impact the current and future lot owners of the following parcels, R08518-001-014-004, R08518-001-015-000, and R08518-001-015-002, right to use the access easement Planning Board - August 3, 2023 ITEM: 1 - 1 - 1 shown on the concept plan, nor shall the zoning approval and development contemplated therein create any additional financial burden on those lot owners to contribute to the cost of maintenance for the access road. 4. The northern terminus of the access easement shall be designated for public use to allow potential future connection to and through adjoining parcels to Seabreeze Road. 5. All infiltration basins shown on the concept plan shall be required. Changes to the general shape of the basins as required by essential site improvements may be accepted administratively by Planning staff. Alternative Motion for DENIAL (if based on information presented at the public hearing or other consideration beyond the scope of staff review, the board finds denial appropriate.) 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 the proposed density and housing type are in line with the recommendations of the Community Mixed Use place type and the proposed development acts as an appropriate transition between the highway and existing development. I find recommending DENIAL of the rezoning request is reasonable and in the public interest because of the project’s anticipated impacts on environmental and conservation resources and the potential increase of vehicle conflicts on adjacent roadways. Example Motion for Denial I move to RECOMMEND DENIAL of the proposed rezoning to a Conditional RMF-L district. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposed density is in line with the residential housing densities outlined for the General Residential place type, I find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest because the proposal will adversely impact existing and future non-residential development along an industrialized corridor and would also result in the loss of industrially zoned land. Alternative Motion for Approval/Denial: I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) RMF-L district. I find it to be [Consistent/Inconsistent] with the purposes and intent of the Comprehensive Plan because [insert reasons] __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable and in the public interest because [insert reasons] __________________________________________________________________________ __________________________________________________________________________ Planning Board - August 3, 2023 ITEM: 1 - 1 - 2 Z23-14 Staff Report PB 8.3.2023 Page 1 of 16 STAFF REPORT FOR Z23-14 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z23-14 Request: Rezoning to a Conditional R-5 district Applicant: Property Owner(s): Wes Reynolds SB Cottages Investment LLC Location: Acreage: 7641, 7645, 7647 Carolina Beach Road 7.37 PID(s): Comp Plan Place Type: R08518-001-014-002, R08518-001-014-001, R08518-001-014-003, R08518-001-001-000 Community Mixed Use Existing Land Use: Proposed Land Use: Vacant Wooded Land Maximum 46 attached single family dwelling units Current Zoning: Proposed Zoning: R-15, Residential (CZD) R-5 SURROUNDING AREA LAND USE ZONING North Single Family Residential and vacant land R-15 East Single Family Residential R-15 South Single Family Residential R-15 West Single Family Residential R-15 Planning Board - August 3, 2023 ITEM: 1 - 2 - 1 Z23-14 Staff Report PB 8.3.2023 Page 2 of 16 ZONING HISTORY April 7, 1971 Initially zoned R-15 (Area 4) COMMUNITY SERVICES Water/Sewer Water and sanitary sewer services are not available through CFPUA. Private water and sewer utilities will be required through an agreement with a private utility provider or permitting for well(s) and septic system(s) through Environmental Health. Aqua has provided a letter of intent to serve dwelling units approved for this project. Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire District, New Hanover County Federal Point Station Schools Anderson Elementary, Murray Middle, and Ashley High Schools Recreation Carolina Beach State Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation Conservation resource maps indicate pocosin wetlands exist on the property. Projects containing 5 acres or more of pocosin conservation resources are required to comply with additional buffer and conservation standards in Section 5.7 of the Unified Development Ordinance (UDO). Historic While undeveloped, the parcels are located within the historical Seabreeze neighborhood. Established in the mid-1920s, the area was a prime vacation resort for African Americans within southeastern North Carolina from the 1930s through the 1950s before a decline stemming from Hurricane Hazel in 1954, financial trouble, and the end of segregation in the 1960s. Archaeological No known archaeological resources Planning Board - August 3, 2023 ITEM: 1 - 2 - 2 Z23-14 Staff Report PB 8.3.2023 Page 3 of 16 APPLICANT’S PROPOSED CONCEPTUAL PLAN Applicant’s Original Concept Plan - Includes Staff Markups Applicant’s Revised Concept Plan - Includes Staff Markups • This item was continued from the July 6 Planning Board meeting to allow the applicant to make changes to the proposed concept plan in response to concerns raised by the Planning Board and public. Wetlands Wetlands Wetlands Wetlands 50 Dwelling Units 46 Dwelling Units Planning Board - August 3, 2023 ITEM: 1 - 2 - 3 Z23-14 Staff Report PB 8.3.2023 Page 4 of 16 • The applicant has provided a revised concept plan consisting of a maximum of 46 attached single-family dwellings proposed as a combination of duplex and quadraplex units with required open space. The revised concept plan reduces the number of proposed units by 4. • Four access points are proposed including a new proposed internal loop road along the existing easement. The existing easement would be upgraded to meet the county’s private street requirements. An additional condition has been included guaranteeing the opportunity for future extension north to Seabreeze Road but those property owners will not be responsible for future maintenance. • Twelve stormwater infiltration areas have been proposed throughout the project. The revised concept plan includes 8 additional infiltration basins than originally proposed. The additional stormwater ponds are intended to include areas beyond the minimum required. A condition has been included that infiltration basins identified on the concept plan shall be required. • The concept plan identifies two significant Live Oak and other significant trees on the property. A condition has been provided to preserve the trees as identified on the concept plan that are not removed for essential site improvements. • Four areas of the property have been delineated as wetlands. The Army Corps of Engineers has confirmed they are considered waters of the state and are not federally regulated. This determination was made before recent changes to the federal definition of wetland. • The applicant’s revised concept plan removes two of the units from the wetland areas in the northeastern portion of the site. • The revised concept plan also removes all structures from the AE flood zone. ZONING CONSIDERATIONS • The R-15 district in this area was established in 1971. At the time, the purpose of the R-15 district was to ensure housing served by private septic and wells would be developed at low densities. Since that time, private water and sewer services have become available to the surrounding area; however, the Carolina Beach corridor remains primarily zoned for low density housing. • The northern and central portions of the Carolina Beach Road corridor have seen increased interest in higher density residential such as the 6800 Carolina Beach Road convenience store and residential development and the McQuillan Pines mixed use apartment and storage facility project to the north. • The southern portion of the Carolina Beach Road corridor has not seen consistent interest in higher density development. • As currently zoned, the site would be permitted up to 18 dwelling units at a density of 2.5 du/ac under the performance residential development standards. The proposed 46 units equate to an overall density of 6.2 du/ac, less than the 8 units per acre maximum density allowed in the R-5 district. • The R-5 district was established to provide lands that accommodate moderate to high density residential development on smaller lots with a compact and walkable development pattern. The district allows a range of housing types and can be developed in conjunction with a non-residential district to create a vertical mixed-use development pattern as well Planning Board - August 3, 2023 ITEM: 1 - 2 - 4 Z23-14 Staff Report PB 8.3.2023 Page 5 of 16 as serve as a transition between mixed-use or commercial development and low to moderate density residential development. • A Type A opaque buffer is required on the north, south, and eastern borders of the project. • The site is also within the Pocosin Conservation Resource. Section 5.7 of the UDO requires areas containing or adjacent to over 5 acres of an identified conservation resource must comply with additional setbacks and other performance controls. • If approved, all structures and impervious surfaces shall be setback a minimum of 25 feet from the conservation space and retention and preservation of the conservation area either within a conservation easement or dedicated open space owned and managed by a property owners association. • If approved the project would be developed under the Performance Residential development standards of the UDO which requires a minimum 20-foot buffer, commonly referred to as a “performance buffer,” along the project boundary. The performance buffer is a setback and does not require vegetation or fencing. • Existing neighboring residential subdivisions to the east developed under the Performance Residential standards have existing 20-foot setbacks from the project boundary. • 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. Planning Board - August 3, 2023 ITEM: 1 - 2 - 5 Z23-14 Staff Report PB 8.3.2023 Page 6 of 16 AREA DEVELOPMENTS Planning Board - August 3, 2023 ITEM: 1 - 2 - 6 Z23-14 Staff Report PB 8.3.2023 Page 7 of 16 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning would allow a maximum of 18 single-family dwelling units. PROPOSED ACCESS Primary Access Service Road at the intersection of Seabreeze Road and Service Road immediately east of the intersection of Seabreeze Road and Carolina Beach Road. Secondary Access N/A EXISTING ROADWAY CHARACTERISTICS Affected Roadway Carolina Beach Road Seabreeze Road Service Road Type of Roadway NCDOT major arterial Local Road Local Road Planning Board - August 3, 2023 ITEM: 1 - 2 - 7 Z23-14 Staff Report PB 8.3.2023 Page 8 of 16 Roadway Planning Capacity (AADT) 41,369 4,000* 4,000* Latest Traffic Volume (AADT) 32,500 400 N/A Latest WMPO Point-in-Time Count (DT) 33,254 N/A N/A Current Level of Congestion Available Capacity Available Capacity N/A Sources Source of Planning Capacity: WMPO Source of Latest Traffic Volume: NCDOT (2021) Source of WMPO Point-in-Time County: WMPO (2022) NEARBY NCDOT STIP ROADAWAY PROJECTS No Nearby STIP Projects TRAFFIC GENERATION Traffic Generated by Present Designation Traffic Generated by Proposed Designation Potential Impact of Proposed Designation AM Peak Hour Trips 16 18 +2 PM Peak Hour Trips 20 24 +4 Assumptions Typical Development with Existing Zoning – 18 single family detached dwellings. Proposed Development – 46 attached single-family dwellings Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed. TRAFFIC IMPACT ANALYSIS (TIA) 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). SUMMARY The proposed project is located along a service road parallel to a major arterial roadway with available capacity in the southern portion of the highway corridor. Access to the Service Road is near a signalized intersection onto Carolina Beach Road which increases the potential for vehicle conflicts entering the intersection. The local roads do not connect to other parts of the surrounding network and therefore have low daily estimated vehicle counts. The lack of available NCDOT data indicates the roads do not currently experience heavy enough traffic volumes to warrant monitoring. While there is no specific data available to indicate current or anticipated impacts to roadway capacity the increase in estimated trips generated by the proposed development is minimal. In addition, the project will be subject to NCDOT driveway permitting which will include the service road, Seabreeze Road, and Carolina Beach Road intersections in their analysis. * Seabreeze Road and Service Road do not have listed planning capacities. The WMPO and DOT use a base 4,000 vehicles per day for these road types because it is the minimum threshold necessary for DOT to discuss roadway capacity improvements. Planning Board - August 3, 2023 ITEM: 1 - 2 - 8 Z23-14 Staff Report PB 8.3.2023 Page 9 of 16 ENVIRONMENTAL • The property is not within a Natural Heritage Area. Approximately 0.07 acres (approximately 3,000 square feet) of the project is within the Special Flood Hazard Area. The revised concept plan shows none of the proposed units will be in the flood hazard. • The remainder of the property is within the Shaded Zone X (0.2% annual flood risk) Special Flood Hazard Area. This is considered an area of moderate to low risk and is not subject to floodplain development requirements or density restrictions for new development. • The property is within watersheds ICW13 and ICW14 that drain to portions of the Intracoastal Waterway. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class I (Suitable), Class II (Moderate Limitation), and Class III (Severe Limitation) soils. Private water and sewer are available through utility extensions to the Aqua utility system. • Aqua has provided a letter of intent to serve the proposed development, which will require an agreement between Aqua and the developer. • The concept plan delineates wetlands on the property that will be impacted by the development. The Army Corps of Engineers has stated the wetlands are considered waters of the state. The wetland designation was determined before recent changes to the federal definition of wetlands. • Development within the delineated wetlands will require review and approval by the NC Department of Environmental Quality (DEQ) through the Isolated and Other Non- Jurisdictional Wetlands and Waters Permit process for identified wetlands that are not regulated by the Army Corps of Engineers. Following application DEQ evaluates and makes a determination on the proposed impacts to the wetlands. OTHER CONSIDERATIONS Schools • Students living in the proposed development would be assigned to Anderson Elementary School, Murray Middle School and Ashley High School. Students may apply to attend public magnet, year-round elementary, or specialty high schools. • A maximum of 18 dwelling units would be permitted under the current R-15 zoning base density, and 46 units could potentially be developed under the proposed zoning for an increase of 28 dwelling units. • Based on a generalized historic generation rate*, staff would estimate that the increase in homes would result in approximately 6 additional students than would be generated under current zoning. • The general student generation rate provides only an estimate of anticipated student yield as different forms of housing at different price points yield different numbers of students. Over the past four years, staff has also seen a decline in the number of students generated by new development. Student numbers remained relatively stable between 2015 and 2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new residential Planning Board - August 3, 2023 ITEM: 1 - 2 - 9 Z23-14 Staff Report PB 8.3.2023 Page 10 of 16 units were permitted across the county. In addition, the student population is anticipated to only grow by approximately 1,300 students over the next 10 years based on the recent New Hanover County Schools Facility Needs Study. Development Type Intensity Estimated Student Yield (current general student generation rate) * Existing Development 0 single-family dwellings Approximate** Total: 0 (0 elementary, 0 middle, 0 high) Typical Development Under Current Zoning 18 residential units Approximate** Total: 4 (2 elementary, 1 middle, 1 high) Proposed Zoning 46 residential units Approximate** Total: 10 (4 elementary, 2 middle, 3 high) *The current general student generation rate was calculated by dividing the New Hanover County public school student enrollment for the 2022-2023 school year by the number of dwelling units in the county. Currently, there are an average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.07 for high) generated per dwelling unit across New Hanover County. These numbers are updated annually and include students attending out- of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech. **Because the student generation rate often results in fractional numbers, all approximate student generation yields with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the approximate total. • Staff has provided information on existing school capacity to provide a general idea of the potential impact on public schools, but these numbers do not reflect any future capacity upgrades. School Enrollment* and Capacity** (2022-2023 School Year) *Enrollment is based on the New Hanover County Schools student numbers for the 2022-2023 school year. **Capacity calculations were determined based on the capacities for the 2022-2023 school year, and funded or planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools to the Board of Education in January 2021. This information does not take into account flexible scheduling that may be available in high school settings, which can reduce the portion of the student body on campus at any one time. • The 2021 facility needs survey prepared by Schools staff indicates that, based on NC Department of Public Instruction (DPI) student growth projections and school capacity data, planned facility upgrades, combined with changes to student enrollment patterns, will result in adequate capacity district wide over the next ten years if facility upgrades are funded. New Hanover County Strategic Plan Level Total NHC Capacity School Projected Enrollment of Assignment School Capacity of Assigned School w/Portables Capacity of Assigned School Funded or Planned Capacity Upgrades Elementary 91% Anderson 291 314 93% None Middle 92% Murray 882 889 99% None High 93% Ashley 1983 1990 99.6% None Planning Board - August 3, 2023 ITEM: 1 - 2 - 10 Z23-14 Staff Report PB 8.3.2023 Page 11 of 16 • On July 17, 2023, the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-2028. This plan focuses on three core areas: workforce and economic development, community safety and well-being, and sustainable land use and environmental stewardship. • The plan’s community-focused outcomes related to planning projects include that through planned growth and development, residents have access to their basic needs and natural areas and critical environmental features are enhanced and protected. • Planning staff is currently developing a new strategic plan framework for considering those goals as part of rezoning requests. Representative Developments Representative Developments of R-15: Cypress Village Subdivision Planning Board - August 3, 2023 ITEM: 1 - 2 - 11 Z23-14 Staff Report PB 8.3.2023 Page 12 of 16 Old Cape Cod Subdivision Representative Development of Attached Single Family Dwellings Plantation Village Subdivision Planning Board - August 3, 2023 ITEM: 1 - 2 - 12 Z23-14 Staff Report PB 8.3.2023 Page 13 of 16 Marsh Oaks Subdivision Context and Compatibility • The property is located near the intersection of Carolina Beach Road and Seabreeze Road, an area that has not experienced the same interest in higher density growth as the northern and central portions of the Carolina Beach Road corridor. • The site is within the historic Seabreeze community which served as a beach resort community for African Americans from the 1930s through the 1950s. While the subject site is undeveloped, a few structures from this community remain in the area along Seabreeze Road. • This area was the focus of the Seabreeze Small Area Plan created in 1988. The recommendations for the area included revitalization of the businesses and redevelopment of the waterfront. However, since the adoption of the plan this revitalization has not been accomplished and some of the historic structures and properties have been converted into luxury homes. • A prior rezoning request in the Seabreeze area for higher density residential development was reviewed by the Planning Board in the Fall of 2022. While the Comprehensive Plan and the previous Seabreeze Small Area Plan proposed higher density growth for the revitalization of Seabreeze, the feedback from the public indicated the desired development patterns for the area has shifted towards a preference for density consistent with current development patterns. • The existing land uses in the area include a mix of small and large single-family dwellings. Planning Board - August 3, 2023 ITEM: 1 - 2 - 13 Z23-14 Staff Report PB 8.3.2023 Page 14 of 16 • The proposed attached housing type increases housing type diversity in the area and acts as a transition between the Carolina Beach Road corridor to the west and lower density housing east. • The proposed density of 6.2 du / ac is below the maximum allowed for the R-5 zoning district and less than the maximum recommended for the Community Mixed Use place type. • Several environmentally sensitive areas have been identified on the property including state regulated wetlands, the AE Special Flood Hazard Area, Pocosin conservation resources, and several significant and specimen trees. • Additional conditions have been provided guaranteeing tree retention, utility service, access to current owners along the existing easement, and reducing development in flood prone areas. 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 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. Planning Board - August 3, 2023 ITEM: 1 - 2 - 14 Z23-14 Staff Report PB 8.3.2023 Page 15 of 16 Analysis The proposed development is located south of the intersection of Carolina Beach Road and Seabreeze Road, in the historic Seabreeze community. The proposed density of 6.2 du / ac is below the maximum allowed for the R-5 zoning district and less than the maximum recommended for the Community Mixed Use place type. Several environmentally sensitive areas have been identified on the property including state regulated wetlands, the AE Special Flood Hazard Area, Pocosin conservation resources, and several significant and specimen trees. A goal of the Comprehensive Plan is to promote environmentally responsible growth by promoting a mixture of uses, where appropriate, in an effort to cluster development and minimize impacts on natural resources. Additional conditions have been provided guaranteeing tree retention, utility service, access to current owners along the existing easement, and reducing development in flood prone areas. Consistency Recommendation The proposed rezoning request is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed density and housing type are in line with the recommendations of the Community Mixed Use place type and the proposed development would act as an appropriate transition between the highway and existing detached single-family residential development. STAFF RECOMMENDATION Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning considerations, and technical review. The Carolina Beach Road corridor has been designated as Community Mixed Use within the Comprehensive Plan. The plan recommends a mix of commercial uses and residential housing types that act as a transition between higher intensity and lower intensity development and identifies the scale of the recommended development as up to 3 stories and 15 du / ac. The scale and density of the proposed development is below the recommendations for the place type and the proposed housing type provides transitions from the highway to existing residential uses. The proposed additional conditions are intended to reduce impacts to environmental and conservation resources. As a result, Staff recommends approval of the request and suggests the following motion: 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 the proposed density and housing type is within the recommendations of the Community Mixed Use place type. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the project provides housing diversity at an appropriate density to act as a transition between the highway and residential development to the east and the proposed additional conditions reduce some impacts on environmental features. Planning Board - August 3, 2023 ITEM: 1 - 2 - 15 Z23-14 Staff Report PB 8.3.2023 Page 16 of 16 Proposed Conditions: 1. The project as shown on the submitted site plan shall be developed with water and sewer connections to a private wastewater system. Private wells and septic systems are not allowed for residential development as contemplated on the site plan. 2. As identified on the site plan, certain existing trees onsite will not be removed. 3. The zoning approval and development contemplated therein shall not impact the current and future lot owners of the following parcels, R08518-001-014- 004, R08518-001-015-000, and R08518-001-015-002, right to use the access easement shown on the concept plan, nor shall the zoning approval and development contemplated therein create any additional financial burden on those lot owners to contribute to the cost of maintenance for the access road. 4. The northern terminus of the access easement shall be designated for public use to allow potential future connection to and through adjoining parcels to Seabreeze Road. 5. All infiltration basins shown on the concept plan shall be required. Changes to the general shape of the basins as required by essential site improvements may be accepted administratively by Planning staff. Alternative Motion for DENIAL (if based on information presented at the public hearing or other consideration beyond the scope of staff review, the board finds denial appropriate.) 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 the proposed density and housing type are in line with the recommendations of the Community Mixed Use place type and the proposed development acts as an appropriate transition between the highway and existing development. I find recommending DENIAL of the rezoning request is reasonable and in the public interest because of the project’s anticipated impacts on environmental and conservation resources and the potential increase of vehicle conflicts on adjacent roadways. Planning Board - August 3, 2023 ITEM: 1 - 2 - 16 Planning Board - August 3, 2023 ITEM: 1 - 3 - 1 Planning Board - August 3, 2023 ITEM: 1 - 4 - 1 Planning Board - August 3, 2023 ITEM: 1 - 5 - 1 Initial Application Documents & Materials Planning Board - August 3, 2023 ITEM: 1 - 6 - 1 Page 1 of 6 Conditional Zoning District Application – Updated 05-2021 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 CONDITIONAL ZONING APPLICATION This application form must be completed as part of a conditional zoning 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 10.3.3 of the Unified Development Ordinance. Public Hearing Procedures (Optional) Pre-Application Conference 1 Community Information Meeting 2 Application Submittal & Acceptance 3 Planning Director Review & Staff Report (TRC Optional) 4 Public Hearing Scheduling & Notification 5 Planning Board Hearing & Recom- mendation 6 Board of Commissioners Hearing & Decision 7 Post-Decision Limitations and Actions 1.Applicant and Property Owner Information Owner Name (if different from Applicant/Agent) Company/Owner Name 2 Address Address City, State, Zip City, State, Zip Phone Phone Email Wes Reynolds Sri Gali 4004 NC 55 Hwy Cary, NC 27519 919-645-8617 skgali@gmail.com SB Cottages Investment LLC wreynolds@mc1.biz Planning Board - August 3, 2023 ITEM: 1 - 7 - 1 Name Address City State Zip Property Address Tax PIN Tax PID 1 SB COTTAGES INVESTMENT LLC 4004 NC 55 HWY CARY NC 27519 Wilmington N.C. 28412 7641 Carolina Beach Rd.313110.35.8885.000 R08518-001-001-000 2 SB COTTAGES INVESTMENT LLC 4004 NC 55 HWY CARY NC 27519 Wilmington N.C. 28428 7647 Carolina Beach Rd.313110.35.9685.000 R08518-001-014-001 3 SB COTTAGES INVESTMENT LLC 4004 NC 55 HWY CARY NC 27519 Wilmington N.C. 28428 313110.35.9566.000 R08518-001-014-002 4 SB COTTAGES INVESTMENT LLC 4004 NC 55 HWY CARY NC 27519 Wilmington N.C. 28428 7647 Carolina Beach Rd.313110.45.3728.000 R08518-001-014-003 Included Property Owners' List Planning Board - August 3, 2023 ITEM: 1 - 7 - 2 Page 2 of 6 Conditional Zoning District Application – Updated 05-2021 2.Subject Property Information Address/Location Parcel Identification Number(s) Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification 3.Proposed Zoning, Use(s), & Narrative Proposed Conditional Zoning District: Total Acreage of Proposed District: Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the corresponding General Use District are eligible for consideration within a Conditional Zoning District. 4.Proposed Condition(s) Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding general use district regulations may be added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process. 7641, 7645, 7647 Carolina Beach Road R08518-001-014-002; R08518-001-014-001;R008518-001-014-003; R08518-001-001-000 We are proposing to build multi-family (Town-homes) with an approximate density of 7.2 Units/Acre. The New Hanover Future Land Use Map specifies this particular property to be within the Community Mixed Use with an allowable density of 12-15 units/Acre. Our proposed product falls within the lower end of the allowed uses within this Community Mixed Use. Changes to the Original Plan in consideration of the surrounding community: - Pulled the houses off of the perimeter of the site to create a larger buffer then required. - Controlling storm water with the installation SCM's to reduce/control current flooding on adjacent neighbors. - Oriented the houses to preserve some of the larger oak and pine trees. - Shifted to house arrangement to reduce the impacts to the non-regulated wetlands. - Preservation of green space and interconnectivity. - Minimal Traffic impacts: Approximated added load (from zoned to proposed) Adds ~ 150 trips per day (206 trips per day for current zoning vs. 356 trips/day with proposed. Data Provided by Davenport). This proposed Use generates one of the lowest possible within the Future Land Use maps allowed uses. Planning Board - August 3, 2023 ITEM: 1 - 7 - 3 Page 3 of 6 Conditional Zoning District Application – Updated 05-2021 5.Traffic Impact Please provide the estimated number of trips generated for the proposed use(s) 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: Trip Generation Use and Variable (gross floor area, dwelling units, etc.) AM Peak Hour Trips: PM Peak Hour Trips: 6.Conditional Zoning District Considerations The Conditional Zoning District procedure is established to address situations where a particular land use would be consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community at-large. The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Zoning district 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 area plans, etc. Planning Board - August 3, 2023 ITEM: 1 - 7 - 4 Page 4 of 6 Conditional Zoning District Application – Updated 05-2021 2.How would the requested Conditional Zoning district be consistent with the property’s classification on the 2016 Comprehensive Plan’s Future Land Use Map. 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? Planning Board - August 3, 2023 ITEM: 1 - 7 - 5 Page 5 of 6 Conditional Zoning District Application – Updated 05-2021 Staff will use the following checklist to determine the completeness of your application. Please verify all of the listed items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as “N/A”. Applications determined to be incomplete must be corrected in order to be processed for further review; Staff will confirm if an application is complete within five business days of submittal. Application Checklist Applicant Initial This application form, completed and signed  Application fee: •$600 for 5 acres or less •$700 for more than 5 acres •$300 in addition to base fee for applications requiring TRC review Community meeting written summary Traffic impact analysis (if applicable) Legal description (by metes and bounds) or recorded survey Map Book and Page Reference of the property requested for rezoning  Conceptual Plan including the following minimum elements: Tract boundaries and total area, location of adjoining parcels and roads •Proposed use of land, building areas and other improvements o For residential uses, include the maximum number, height, and type of units; area to be occupied by the structures; and/or proposed subdivision boundaries. o For non-residential uses, include the maximum square footage and height of each structure, an outline of the area structures will occupy, and the specific purposes for which the structures will be used. •Proposed transportation and parking improvements; including proposed rights-of-way and roadways; proposed access to and from the subject site; arrangement and access provisions for parking areas. •All existing and proposed easements, required setbacks, rights-of-way, and buffers. •The location of Special Flood Hazard Areas. •A narrative of the existing vegetation on the subject site including the approximate location, species, and size (DBH) of regulated trees. For site less than 5 acres, the exact location, species, and sized (DBH) of specimen trees must be included. •Approximate location and type of stormwater management facilities intended to serve the site. •Approximate location of regulated wetlands. •Any additional conditions and requirements that represent greater restrictions on development and use of the tract than the corresponding general use district regulations or additional limitations on land that may be regulated by state law or local ordinance One (1) hard copy of ALL documents and site plan. Additional hard copies may be required by staff depending on the size of the document/site plan. One (1) digital PDF copy of ALL documents AND plans X  X N/A. WRN/A  Planning Board - August 3, 2023 ITEM: 1 - 7 - 6 Page 6 of 6 Conditional Zoning District Application – Updated 05-2021 7.Acknowledgement and Signatures By my signature below, I understand and accept all of the conditions, limitations, and obligations of the Conditional Zoning District zoning for which I am applying. I understand that the existing Official Zoning Map is presumed to be correct. I certify that this application is complete and that all information presented in this application is accurate to the best of my knowledge, information, and belief. If applicable, I also appoint the applicant/agent as listed on this application to represent me and make decisions on my behalf regarding this application during the review process. The applicant/agent is hereby authorized on my behalf to: 1.Submit an application including all required supplemental information and materials; 2.Appear at public hearings to give representation and comments; 3.Act on my behalf without limitations with regard to any and all things directly or indirectly connected with or arising out of this application; and 4.Provide written consent to any and all conditions of approval. Signature of Property Owner(s) Print Name(s) Signature of Applicant/Agent Print Name Note: This form must be signed by the owner(s) of record. If there are multiple property owners, a signature is required for each owner of record. If an applicant requests delay of consideration from the Planning Board or Board of County Commissioners before notice has been sent to the newspaper, the item will be calendared for the next meeting and no fee will be required. If delay is requested after notice has been sent to the newspaper, the Board will act on the request at the scheduled meeting and are under no obligation to grant the continuance. If the continuance is granted, a fee in accordance with the adopted fee schedule as published on the New Hanover County Planning website will be required. Wesley Reynolds Type text here Planning Board - August 3, 2023 ITEM: 1 - 7 - 7 I-140 Future I-140 I- 4 0 RI V E R I-140 U S H W Y 4 2 1 SIDBURY CA S T L E H A Y N E S. C O L L E G E BLU E C L A Y OLEANDER 3 R D HOLLY SHEL T E R MYRTLEGROVE EAST W O O D MLKJR. MASONBOROLOOP PIN E G R OVE PINER MI L I T A R Y C U T O F F SANDERS US HWY74/76 S HI PY A R D COL L E G E N . C O L L E G E MARKET CA R O LI N A B E A C H MARK E T Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP,swisstopo, and the GIS User Community The Future Land Use Map is not legally binding like the New Hanover County Zoning Map. It is intended to be a general representation of the 25 year vision for New Hanover County, created by the citizens who were involved with Plan NHC, and will be used to guide future development decisions. PenderCounty PenderCounty BrunswickCounty P l a c e T y p e EMPLOYMENT CENTER GENERAL RESIDENTIAL COMMUNITY MIXED USE RURAL RESIDENTIAL CONSERVATION GROWTH NODES URBAN MIXED USE WATER FEATURES COMMERCE ZONE NAD 1983 StatePlane North Carolina FIPS 3200 FeetProjection: Lambert Conformal ConicLinear Unit: Foot U.S.GCS: North American 1983Datum: North American 1983Scale: 1:34,470 2 Miles ®HNCNew Hanover CountyFuture Land Use Map Plan NHC: Charting the Course Planning Board - August 3, 2023 ITEM: 1 - 7 - 8 DEVELOPMENT INTENSITY MODE CHOICES DEFINITION COMMUNITY MIXED USE Street Pattern: Grid or radial Block Length: 200 - 500 ft Setbacks: Residential: Near sidewalk Non-residential: At sidewalk Pedestrian Amenities: Sidewalks, street & shade trees, street furniture, bike racks 5-12 ft Sidewalks Crosswalks Arterial & collector roads 2-4 travel lanes On and off street parking Fixed-route transit Bicycle lane / shoulder Bicycle parking DESIRED USES Moderate Density Residential Commercial Office & Institutional Mixed Use Office Retail Mixed Use Multi-family Residential Single-Family Residential Recreational Mix of UsesTypes of Uses / Projects Massing / Scale Recommendations Transportation Infrastructure Recommendations Urban Design Recommendations Use Number of Stories Ideal Density Office 1-2 Moderate Retail 1-2 Low/Moderate Mixed Use 2-3 Moderate Multi-Family Residential 2-3 Moderate (12-15 du/acre) Single-Family Residential 1-3 Moderate ( 8 du/acre)* This placetype focuses on small-scale, compact, mixed use development patterns that serve multimodal travel and act as an attractor for county residents and visitors. These areas share several qualities with higher-intensity mixed use, including a combination of retail with office and housing above, wider sidewalks and an emphasis on streetscaping. However, these centers are generally small, no morethan a few square blocks. Civic uses,particularly recreation and public gatheringplaces are encouraged here. Lower denisitysingle family development may be acceptablewhen limitations to mixed use development exists.Ideally, large-scale, lower density commercialand industrial developments are prohibited. EXAMPLE AREAS Castle Hayne Sidbury Road Carolina Beach Road NorthChase OFFICE RETAIL HOUSING MIXED USE RECREATION Typical Zoning Categories +- Planning Board - August 3, 2023 ITEM: 1 - 7 - 9 %DVLF0DS 1HZ+DQRYHU&RXQW\1&1HZ+DQRYHU&RXQW\1& =RQLQJ % &% % 6& 2 , $& , , 5$ $5 5 5 5 5 5 56 ('=' 3' 50)/ 50)0 30 PL NP  1HZ+DQRYHU&RXQW\1& 1+&*,66HUYLFHVPlanning Board - August 3, 2023 ITEM: 1 - 7 - 10 NHC Flood Map New Hanover County, NC, New Hanover County, NC Cross Sections Addresses Elevation Certificates Limit of Moderate Wave Action Parcels Buildings FIRM Panels Flood Hazards 0.2 PCT ANNUAL CHANCE FLOOD HAZARD 2/14/2022, 9:49:49 PM 0 180 36090ft 0 50 10025m 1:2,000 New Hanover County, NC NHC GIS ServicesPlanning Board - August 3, 2023 ITEM: 1 - 7 - 11 Esri, NASA, NGA, USGS, FEMA | Esri Community Maps Contributors, New Hanover County, State of North Carolina DOT, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc., METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA | New Hanover County, NC COD This service contains the Conservation Overlay Districts (COD) data for New Hanover County, NC. This dataset was created by digitizing Mylar maps and USGS quads from 1973. This is ... COD COD Description Agricultural Land Barrier Island and Beach Complex Brackish Marsh Dredged Material Disposal Site Fresh Marsh Hardwood Forest Impoundments and Lagoons Longleaf Pine and Turkey Oak Woodland Maritime Shrub Thickets Mixed Pine and Hardwood Forest Natural Ponds Open Tidal Water Fresh or Brackish or Saline Pine Forest Pine Plantation Pocosin Ruderal Land Salt Marsh Savannah 600ft Planning Board - August 3, 2023 ITEM: 1 - 7 - 12 Legal Description for  Conditional Zoning District Petition for  7641 Carolina Beach Road  BEGINNING at a new iron pipe that is in the eastern line of the U.S. Highway #421 access road, said pipe  being South 83 degrees 17 minutes 30 seconds East 30.98 feet from a point in the centerline of the  pavement of the abovementioned access road; said point being South 21 degrees 08 minutes 30  seconds West along said centerline 412.0S feet from the centerline of South Seabreeze Road, (60.0 foot  right of way, S.R. #153 I}; running thence from said beginning South 83 degrees 17 minutes 30 seconds  East 374.46 feet to an old iron pipe; thence South 21 degrees 08 minutes 30 seconds West 238.05 feet  to an old iron pipe; thence North 83 degrees 17 minutes 30 seconds West 374.46 feet to a "X" cut on a  concrete slab that is in the aforementioned eastern line; thence North 21 degrees 08 minutes 30  seconds East along said eastern access road line 238.0S feet to the point of beginning.  Containing 1.982  acres, more or less. The same being a portion of the Tract of Land conveyed to Lord Davis and wife,  Roxanna Davis by Deed recorded in Book 409, Page 366 of the New Hanover County Registry.  Legal Description for  Conditional Zoning District Petition for  7645 / 7647 Carolina Beach Road  TRACT 1:  BEGINNING at an iron pipe in the eastern right‐of‐way line or the U.S. Highway #421 Access  Road which Beginning point is located north 21 degrees 08 minutes 30 seconds east 100 feet from an  old steel in the eastern right‐of‐way line of said access road, said old steal bar being located south 84  degrees 05 minutes east 31.09 feet from a point in the center line of said access road; said point in the  center line of said access road being located 891. 9 feet as measured southwardly along the center line  of said access road from its intersection with the center line of Seabreeze Road (S.R. #1531); running  thence from said BEGINNING Point with the eastern right‐of‐way line of said access road, north 21  degrees 08 minutes 30 seconds east 100 teat to an iron pipe;  running thence south 83 degrees 47  minutes east 677.16 feet to an iron pipe; running thence south 21 degrees 08 minutes 30 seconds west  100 feet to an iron pipe in Chester W. Jones' line, thence with Chester W. Jones' line north 83 degrees  47 minutes west 677.16 feet to the point of BEGINNING, containing 1.5 acres more or less, and being the  northern half of the property conveyed to Ishmond Jones, Jr. and wife, Pearl E. Jones, by deed recorded  in Book 1144 at Page 0559 of the New Hanover County Registry.  TRACT 2:  BEGINNING at the southeast corner of a 1.5 acre tract of land owned by Chester W. Jones as  described in Book 1144 at Page 0850 of the New Hanover County Registry, said BEGINNING point being  in the dividing line of Tracts 6 and 7 of the R. B. Freeman lands, and running thence from said  BEGINNING point, south 83 degrees 24 minutes 15 seconds east 165.48 feet to a point; thence north 06  degrees 35 minutes 45 seconds east 457.68 feet to a point in the northern line of an access easement;  thence with said access easement north 83 degrees 17 minutes 30 seconds west 204.10 feet to a point;  thence south 40 degrees 30 minutes 30 seconds west 321.92 feet to a point in Ishmond Jones, Jr.'s  northern line; thence south 83 degrees 47 minutes east 268.68 feet to a point; thence south 21 degrees  08 minutes 30 seconds west 200.0 feet to the point of BEGINNING, containing 2.72 acres, more or less,  and being all of Lot 7 as shown on a map of survey for Nathan Wade recorded in Book 1179 at Page  1768 1/2 of the New Hanover county Registry.   Planning Board - August 3, 2023 ITEM: 1 - 7 - 13 TOGETHER WITH an access easement tor ingress, egress and regress to the land described in Tract 2  above and being more particularly described as follows:   BEING located in Federal Point Township, New Hanover County, North Carolina, and beginning at a point  in the eastern right‐of‐way line of U.S. Highway 421, access road, said point being the northwestern  corner of that 3 acre tract of real property conveyed to Ishmond Jones, Jr. and wife, Pearl E. Jones, by  deed recorded in Book 1144 at Page 0559 of the New Hanover County Registry, and running thence  from said BEGINNING point south 83 degrees 47 minutes east 408.48 feet to a point, running thence  north 40 degrees 30 minutes 30 seconds east 321.92 feet to a point, running thence north 83 degrees 17  minutes 30 seconds west 38.53 feet to a point, running thence south 40 degrees 30 minutes 30 seconds  west 284.26 feet to a point, running thence north 83 degrees 17 minutes 30 seconds west 374.46 feet to  a point in the eastern right‐of‐way line or U.S. Highway 421, access road, running thence south 21  degrees 8 minutes 30 seconds west 41.36 feet to the point or BEGINNING, and being the same  easement as was conveyed to Ishmond Jones, Jr. and wife, Pearl E. Jones by Deed of Easement recorded  in Book 1169 at Page 1021 or the New Hanover County Registry.  lshmond Jones Property Tract No. 3  Beginning at an iron pipe in the eastern right‐of‐way line of the U.S Highway 421, Access Road, said iron  pipe being located South 84 degrees 05 minutes 00 seconds East 31.09 feet from a point in the  centerline of said Access Road, said point in the centerline of said Access Road being located 891.9 feet  as measured southwardly along the centerline of said Access Road from it's intersection with the  centerline of Seabreeze Road ( S R 1531), running thence from said beginning point with the eastern  right‐of‐way line of said Access Road North 21 degrees 08 minutes 30 seconds East 100.00 feet to a  point;   running thence, South 83 degrees 47 minutes 00 seconds East 677.16 feet to point;   running thence, South 2 I degrees 08 minutes 30 seconds West 100.00 feet to a point in   the northern line of Tract No. 7, of the R.B. Freeman Homestead Tract; running thence, with said  northern line North 83 degrees 24 minutes 15 seconds West 301.47 feet to an old iron pipe in said line;  thence continuing with said line North 84 degrees 05 minutes 00 seconds West 375.70 feet to the point  of beginning. Containing 1.5 acres more or less and being a portion of Tract No. 6 of the R.B. Freeman  Homestead Tract and those lands conveyed to Chester Jones as recorded in Deed Book 1144 at Page 850  as recorded in the New Hanover County Registry.   Planning Board - August 3, 2023 ITEM: 1 - 7 - 14 Planning Board - August 3, 2023 ITEM: 1 - 7 - 15 NEW HANOVER COUNTY 230 Government Center Driveuite PLANNING &LAND USE Wilmington,NC 28403 910-798-7165 phone AUTHORITY FOR 910-798-7053 fax www.nhcgov.comAPPOINTMENTOFAGENT Please note that for quasi-judicial proceedings,cither the land owner or an attorney must be present for the case at the public hearing. The undersigned owner does hereby appoint an authorized the agent described herein as their exclusive agent for the purpose of petitioning New Hanover County for a variance,special use permit,rezoning request.and/or an appeal of Staff decisions applicable to the property described in the attached petition.The Agent is hereby authorized to,on behalf of the property owner: 1.Submit a proper petition and the required supplemental information and materials 2.Appeal at public meetings to give representation and commitments on behalf of the property owner 3.Act on the property owner?s behalf without limitations with regard to any and all things directly or indirectly connected with or arising out of any petition applicable to the New Hanover County Zoning Ordinance. Agent Information Ves Leland WBA?chparsne-Sete SP c68 bucsmae |eons Gots ire 8 BE esse [EE ne 55mr (get os Oo,MIC 29ST |?Cpa,we,27514 a qet AT ?ma noldse mcL .bez Suppo RT@ COIERUITY .bart AY dade Tracking Information (Staff Only)See ireten EBONOATES Case Number Reference:Date/Time received:Received by: This document was willfully executed on the 06 dayof__Jun&,20 23 Alan,5.2: Owner |Signature Owner 2 Signature 09/14 Planning Board - August 3, 2023 ITEM: 1 - 7 - 16 Planning Board - August 3, 2023 ITEM: 1 - 7 - 17 Planning Board - August 3, 2023 ITEM: 1 - 7 - 18 Planning Board - August 3, 2023 ITEM: 1 - 7 - 19 REPORT OF COMMUNITY MEETING REQUIRED BY NEW HANOVER COUNTY ZONING ORDINANCE FOR CONDITIONAL DISTRICT REZONINGS Project Name: 7641 & 7647 CAROLINA BEACH RD., WILMINGTON, NC SB COTTAGES INVESTMENTS, Inc. Proposed Rezoning: _____CZ-R-5___________________________________ The undersigned hereby certifies that written notice of a community meeting on the above zooning application was given to the adjacent property owners set forth on the attached list by first class mail, and provided to the Planning Department for notice on the Sunshine List on May1, 2023. A copy of that written notice and site layout are also attached. The meeting was held at the following time and place: The Community Meeting was held on May 11, 2023 at 5:30pm at Shelter #1, Veterans Park at 835 Halyburton Memorial Parkway, Wilmington, NC 28401The persons in attendance at the meeting were: Reference attached attendee sign-in sheet The following issues were discussed at the meeting: See Attached. Date: 5/31/23 Applicant: SB Cottages Investment, LLC By: Wes Reynolds – Managing Member ND:4867-9665-7254, v. 1 Planning Board - August 3, 2023 ITEM: 1 - 7 - 20 2 Planning Board - August 3, 2023 ITEM: 1 - 7 - 21 Planning Board - August 3, 2023 ITEM: 1 - 7 - 22 Planning Board - August 3, 2023 ITEM: 1 - 7 - 23 Planning Board - August 3, 2023 ITEM: 1 - 7 - 24 Planning Board - August 3, 2023 ITEM: 1 - 7 - 25 Planning Board - August 3, 2023 ITEM: 1 - 7 - 26 Planning Board - August 3, 2023 ITEM: 1 - 7 - 27 Planning Board - August 3, 2023 ITEM: 1 - 7 - 28 Planning Board - August 3, 2023 ITEM: 1 - 7 - 29 Planning Board - August 3, 2023 ITEM: 1 - 7 - 30 Planning Board - August 3, 2023 ITEM: 1 - 7 - 31 7641 & 7647 CAROLINA BEACH RD., WILMINGTON, NC SB COTTAGES INVESTMENTS, Inc. CONDITIONAL REZONING FROM R-15 TO R-5 Community Meeting Report Attendees: Wes Reynolds – Owner/Developer Tracy Lowe & Luke Menius – Stroud Engineering, PA Madeline Lipe – Ward and Smith, P.A. One required community meeting was held on Thursday, May 11, 2023 from 5:30 pm to 7:30 pm at the Veterans Park at 835 Halyburton Memorial Parkway in New Hanover County, North Carolina. This meeting was organized by Stroud Engineering, PA & the owner, Wes Reynolds to provide adjoining residents an opportunity to review the proposed plan, ask questions, and voice concerns regarding the proposed conditional use rezoning. The residents were notified by mail of the meeting concerning the proposed rezoning. Our client is interested in building 14 Townhomes (56 Units) on 7.37 AC. Located off U.S. 421 Carolina beach Rd., (address: 7641 Carolina Beach Road). This proposal would require a Conditional Zoning District approval from New Hanover County. Proposed development will be owner occupied, not rental. Out of 60 adjoining property owners, 31 people attended. 19 were adjacent land owners within the 500’ radius, along with an additional 12 other land owners outside the 500’ radius. Stroud Engineering, P.A. represented two employees to address questions, obtain notes of the meeting and a required sign-in sheet, along with one representative with Ward and Smith P.A. Introduction : Introduction from Developer & Stroud Engineering, PA Developer/Owner offered info and answered questions most of the meeting All attendees were asked to sign-in, see attachment 24”x36” proposed plan & County’s Future Land Use plan presented for viewing Concept plans for unit design were available for attendees to view & discuss Planning Board - August 3, 2023 ITEM: 1 - 7 - 32 TRAFFIC: Few attendees focused on traffic. Concern with existing access into and out of the site is limited. Traffic accident increase from service road to Sea Breeze Rd. onto Carolina Beach Road. Owner offered that the davenport group has already completed preliminary studies for traffic impacts. o R-15 – generates approximately 240 trips per day o R-5 - would only add approximately 136 trips per day DRAINAGE/WETLANDS/STORMWATER/WATER & SEWER AVABILITY: Concerns were also expressed regarding drainage in the area and on existing site. Attendees made comment that the existing infrastructure is inadequate to support the proposed increase in density & population. Concerns were also focused on the existing problem of water that accumulates in the lower right corner of the site. Where will the displacement flow to various surrounding properties. Concerns regarding water flowing to ditches and ICW. Owner explained that all wetlands were reviewed by SEGI and noted that 1.5 acres of the site are unregulated wetlands and theses areas are defined as “non-regulated wetlands”. The Owner also acknowledged & explained they are responsible for controlling the water on site via engineering & design. The water will be redirected to slow down the flow. Owner also noted that the ditch on the North side near Sea Breeze Road is the main ditch outfall, & that this project will have a series of small basins & common area. NOAA updated rainfall predictions within last 6 months and this is what the county follows. AQUA: Owner will likely tie into AQUA system but also has other options considering creating own WELL depending on continued discussions with the County & Aqua. Owner also noted there are performance issues with the existing pump in the area (Aqua) & noted that constructing 21 units would likely not provide adequate proceeds to cover the cost of improvements and upgrades to the water/sewer system. BUFFERS/SETBACKS/R-15/VALUES/BENEFITS & DESIGN: Concerns and comments regarding R-15 to R-5, proposed rezoning incompatible with surrounding zoning. Wishes to remain at a lower density. The new proposal will change the characteristics of the neighborhood. Some attendees worried about the decreasing property value. Rear property owners requesting a 10-foot fence for extra buffer along the rear of the property. Why is there only a 7-foot setback? Request for different layout. What is the proposed height of the building? Owner noted that the current proposal includes 56 units and the price point at this time is approximately $400-$500k, not determined at this time. Why Planning Board - August 3, 2023 ITEM: 1 - 7 - 33 townhomes over single family? Owner noted that single family was not desired for this area due to noise & visibility of Carolina Beach Road. The owner explained that the setbacks shown are for R-5 and they plan to include additional buffers in accordance with County’s requirements. The owner provided and explained the 3-story units with a garage on the lower level with approximately 3,500 SF per unit. Regarding the layout of the buildings on the plan, the owner may consider a revised layout but will maintain the original desire to preserve the existing large Live Oaks. BENEFITS: Attendees expressed concern how the project will benefit the community? Owner replied:  Higher density allows for buffer between Carolina Beach Road  The development will manage the current status to the water  Old Live Oaks will be preserved & that a tree survey has been conducted to obtain an inventory of all trees on site Community Meeting Report By: Stroud Engineering, P.A 102-D Cinema Dr. Wilmington, NC 28409 And Ward and Smith, P.A. 127 Racine Dr. Wilmington, NC 28406 For: Ken Vafier, Planning Manager - NHC Planning Re: Community Meeting – Conditional Rezoning of 7641 & 7647 Carolina Beach Rd. - SB Cottages Investments, Inc. Planning Board - August 3, 2023 ITEM: 1 - 7 - 34 Planning Board - August 3, 2023 ITEM: 1 - 7 - 35 MADELINE C. LIPE, Attorney at Law 127 Racine Drive University Corporate Center (28403) Post Office Box 7068 Wilmington, NC 28406-7068 P: 910.794.4819 F: 910.794.4877 mclipe@wardandsmith.com ASHEVILLE GREENVILLE NEW BERN RALEIGH WILMINGTON www.wardandsmith.com May 15, 2023 Community Meeting Summary Conditional Rezoning of 7641 & 7647 Carolina Beach Road SB Cottages Investment, Inc. Date, Time, and Location of Meeting: The Community Meeting was held on May 11, 2023 at 5:30pm at Shelter #1, Veterans Park at 835 Halyburton Memorial Parkway, Wilmington, NC 28401 Attendees: Wes Reynolds – Developer Tracy Lowe – Engineer at Stroud Engineering Luke Menius – Engineer at Stroud Engineering Madeline Lipe – Ward and Smith, P.A. Introduction: - Introduction of developer and Stroud Engineering - All attendees at the meeting were asked to sign-in - Proposed development is not a rental product – owner occupied - By right uses discussed - Presentation of large blow-ups of proposed site plan and excerpts from the County's Future Land Use Map - Concept plans for the unit design were also shared with attendees - Provided a brief description of the proposed 56 unit townhome development from R-15 to R-5, as well as an overview of the purpose of the meeting, the review process for conditional rezoning, and the potential for changes to the development proposal throughout the review process. - Developer encouraged interested parties to contact the Developer for more information as the rezoning review process continues. Planning Board - August 3, 2023 ITEM: 1 - 7 - 36 May 15, 2023 Page 2 Summary of reoccurring themes: 1. A number of attendees expressed concern regarding stormwater drainage and water displacement from the site onto surrounding property 2. Several attendees provided input regarding the County's infrastructure and made comments that the existing infrastructure is inadequate to support the proposed increase in density and population 3. Several attendees requested additional buffers between the neighboring residential community to the south and the proposed site 4. At least one attendee expressed concerns regarding increased traffic and potential for more accidents Comments/Concerns from Attendees and Responses from Developer and Design Team: *responses from the Developer and/or design team (the "Applicant") are noted below in blue - A least one attendee commented that they bought into R-15 and expected this property to remain R-15 - One attendee remarked that the proposed rezoning to R-5 is incompatible with surrounding zoning of R-15 - Several attendees expressed a desire for this area to remain at a lower density. - A number of attendees expressed concerns regarding the existing problem of water and drainage accumulating in the bottom right corner of site. These same attendees explained that they are worried about water displacement onto surrounding property. - One attendee commented that the back side of the site was designed by Army Corp. - The Applicant explained that all wetlands were reviewed by SEGI. The Applicant also noted that 1.5 acres of the site are unregulated wetlands and these areas are defined as "non-regulated wetlands". - The Applicant acknowledged and explained that it will be responsible for controlling the water on the site and that this is addressed via engineering and design. Applicant also responded that stormwater will be engineered and will direct water and slow it down. Planning Board - August 3, 2023 ITEM: 1 - 7 - 37 May 15, 2023 Page 3 - The Applicant noted that the current proposal includes 56 units total. o Applicant explained that under an R-15 plan the site could hold approximately 21 units. - Developer noted that there are performance issues with the existing pump in the area (Aqua). The Applicant also noted that constructing 21 units would likely not provide adequate proceeds to cover the cost of improvements and upgrades to the water/sewer system. - At least one attendee commented that the proposal would change the characteristic of the neighborhood in a negative way. - At least one attendee noted that the existing access into and out of the site is limited. - Applicant explained that it may consider creating own well depending on continued discussions with the County and/or Aqua. - Applicant Changing zoning from R-15 to R-5 o R-15 allows for 8-10 units per acre – developer proposing 7 units per acre - The Applicant offered that the Davenport group has already completed preliminary studies for traffic impacts o R-15 – generate approximately 240 trips per day o R-5 – would only add approximately 136 trips per day - At least one attendee expressed concerns regarding this project resulting in an increase in traffic accidents. - At least one attendee worried about decreasing property values - When asked, the Applicant offered that the potential price point for the units will be approximately + $400-500k, although that has not been decided definitively. o The Applicant agreed with comments from the attendees that future residents in these townhomes will hear and see Carolina Beach Road and that for this reason single family dwelling units were not as desirable in that location. - Several attendees expressed concerns regarding water going into drainage ditches and intracoastal waterway. Planning Board - August 3, 2023 ITEM: 1 - 7 - 38 May 15, 2023 Page 4 o The Applicant noted that the ditch on North side near Seabreeze is the main ditch outfall, and that this project will likely have series of small basins and common area. NOAA updated rainfall predictions within last six months and is what the County follows. o One attendee asked whether the Applicant will be providing water and sewer.  Applicant responded that it would likely tie into Aqua system. o One attended asked how the project would benefit them. The Applicant responded by explaining the below benefits:  Higher density allows for buffer between Carolina Beach road  This development will manage water better that the current status  Gorgeous large Oak Trees on the site which the Applicant considered while preparing the site layout. The Applicant also explained that a tree survey has already been conducted to obtain an inventory of all the trees on site. - One attendee (Snows Cut Landing HOA President Chris Mays) requested a 10' fence as a buffer between the site and the adjacent property to the south. - One attendee inquired why the setback requirement was 7'. o Applicant explained that these setbacks listed on the site plan are the setbacks for R-5 district. Applicant also explained that it will include additional buffers in accordance with the County's requirements. General Discussion following the open Q&A portion - Several attendees asked about the height and dimension of buildings. o The Applicant provided an image of the draft concept plan for the units, with 3 stories with garage on bottom floor and approximately 3,500 square foot per unit. - One attendee expressed appreciation that the proposed use is not for apartments. - At least one attendee asked what has the Developer built before. The Applicant explained that he was from Raleigh and described some of his company's previous work product. Planning Board - August 3, 2023 ITEM: 1 - 7 - 39 May 15, 2023 Page 5 - At least one attendee asked if the Applicant had considered a different layout. o The Applicant responded that it may consider a revised layout of the units and buildings, but that the current site plan was designed around preservation of the existing large oak trees. ND:4871-5965-0660, v. 2 Planning Board - August 3, 2023 ITEM: 1 - 7 - 40 1 Trip Generation Technical Memorandum Seabreeze Townhomes New Hanover County, NC Prepared for SB Cottage Investments, LLC DAVENPORT Project Number 232016 Prepared and Sealed by Donald R. Bennett, II 5/9/2023 1.0 Introduction DAVENPORT has prepared this technical memorandum to summarize the trip generation based on a proposed rezoning for parcels located at 7641, 7645 and 7647 Carolina Beach Road. The existing site is currently zoned as R-15 Residential according to the New Hanover County GIS Zoning Map. The future land use plan designates the site as a potential Community Mixed Use and General Residential Place. The proposed land use is to rezone to R-5 Residential to allow for Single Family Attached Townhomes. Based on the existing and proposed intensities, this location will not require a TIA by the NCDOT, New Hanover County, or Wilmington Metropolitan Planning Organization (WMPO) standards of 100 peak hour trips. For comparison, theoretical mixes of uses allowed in the community mixed use potential zoning have been provided. It is likely that the uses provided under the community mixed use scenario zoning would require a TIA. 2.0 Existing Conditions A desktop review of the existing roadway conditions in the study area was conducted. 2.1. Site Plan The conceptual site plan provided as Figure 1 shows the proposed 56 townhome units. Figure 2A shows the approximate location within New Hanover County. Figure 2B illustrates the site in relationship to the surrounding public roadway system. 2.2. Site Access Site access is provided via frontage directly onto SR 1575 (Service Road), which parallels US 421 south of S. Seebreeze Road. As shown in Figure 3, an unnamed right of way exists between the parcels extending into the site and providing access to two small parcels addressed to S. Seabreeze Road. SR 1575 also serves as access to approximately 50 parcels south of the subject site. Per NHC GIS, there are a few private or informal accesses that connect SR 1575 to Saltspray Lane and Roscoe Freeman Avenue. The aerials and NHC GIS indicate other unnamed accesses that pass below the Snows Cut Bridge and provide access to SR 1576 (River Road). DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 5/9/2023 Planning Board - August 3, 2023 ITEM: 1 - 7 - 41 Page 2 05/09/2023 Seabreeze Townhomes DAVENPORT Project No. 232016 2 2.3. Sight Distance Based on Google Street view, the site access has adequate sight distance at both the proposed site access to SR 1575 and at the service road access to SR 1531 (South Seabreeze Road). A formal evaluation of sight distance would be required of any development whether by-right or as proposed through the NCDOT driveway permitting process. The intersection of SR 1575 at S. Seabreeze Road is unsignalized. S. Seabreeze Road at US 421 is signalized (NCDOT Signal Inventory Number 03-0827). 2.4. Traffic Counts Based on NCDOT 2021 AADT mapping, US 421 is estimated to carry approximately 32,500 vehicles per day (vpd) measured just north of the Snows Cut Bridge but south of S. Seabreeze Road. US 421 has an AADT of approximately 36,000 vpd as measured approximately 1.5 miles north of S. Seabreeze Road and represents the addition of many trips from the residential subdivisions between S. Seabreeze and the sampling location. S. Seabreeze Road indicated a 2019 AADT of approximately 400 vehicles per day; however, the highest recorded AADT in the last twenty years was captured in 2017 at 480 vpd. The AADT of SR 1575 is not listed but can be estimated as 500 vpd based on the number of residential parcels accessing the roadway. A summary of the AADTs and inventory of the surrounding roadway network is provided in Figure 4. 3.0 Trip Generation (Existing and Proposed Zoning) The Institute of Transportation Engineers (ITE) 11th Edition Trip Generation Manual was used to project the weekday daily, AM peak hour, and PM peak hour traffic that could be generated by the site. No internal capture, pass-by, or diverted trips are assumed. The results of the trip generation for the existing and proposed uses are shown in Table 1. Table 1 - ITE Trip Generation: Average Weekday Driveway Volumes ITE 11th Edition Land Use Size Data Source Weekday AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Existing Zoning: 210, Single-Family Detached Housing 21 Dwelling Units Adjacent- Equation 240 5 13 18 14 9 23 Proposed Zoning: 215, Single-Family Attached Housing 56 Dwelling Units Adjacent- Equation 376 6 17 23 18 12 30 Differential Expected Trips +136 +1 +4 +5 +4 +3 +7 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 42 Page 3 05/09/2023 Seabreeze Townhomes DAVENPORT Project No. 232016 3 Trip Generation, (Future Land Use Plan) While the site is not currently zoned for Community Mixed Use, parcels fronting SR 1575 are listed as such in the New Hanover Future Land Use Plan. Figure 5 provides excerpts from the Future Land Use Plan that illustrate potential uses that are typical of the Community Mixed Use zone. For comparison, trips were generated for uses that can be accommodated under that classification. Table 2 provides the potential trips from these uses. The selected uses each have a potential for over 100 trips per hour and up to over 5,000 vehicles per day under the Future Land Use Plan. Table 2 - ITE Trip Generation: Average Weekday Driveway Volumes (Future Land Use Plan) ITE 11th Edition Land Use Size Data Source Weekday AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total 720 – Medical Office 100 kSF Dwelling Units Adjacent- Equation 4,189 190 51 191 121 283 404 821 – Shopping Plaza (retail) 80 kSF Dwelling Units Generator- Equation* 5,402* 219 228 447 230 136 426 720 – Medical Office + 822 Retail 40 kSF +40kSF kSF Adjacent- Equation 3,529 126 52 178 152 216 368 822 – Retail + 220 – Multifamily 40 kSF +40 DU kSF & Dwelling Units Adjacent- Equation 2,250 51 56 107 128 118 246 *Rate only provided for 24 hr. volumes 4.0 Conclusion In conclusion, this memorandum provides the estimated trip generation for multiple potential users on the site. Comparisons are provided for the existing and requested Zoning classifications. To provide a sense of scale, trips that could be generated if the site were zoned per the Future Land Use Plan were provided. Based on the estimated trip generation associated with the proposed zoning, less than 10 trips are added in each of the typical peak hours, or one additional vehicle every 6 minutes. Please let us know if you need additional information. DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 43 Page 4 05/09/2023 Seabreeze Townhomes DAVENPORT Project No. 232016 4 Supporting Documents Conceptual Site Plan – Figure 1 Site Location Map – Figure 2A Site Plan Relationship Map – Figure 2B New Hanover County Parcel Map Excerpt – Figure 3 Existing Lane Geometry – Figure 4 Future Land Use Plan Information – Figure 5 Trip Generation Plots DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 44 FIGURE 1 CONCEPTUAL SITE PLAN Seabreeze Townhomes- Wilmington, NC Project Number 232016 N DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 45 FIGURE 2A SITE LOCATION MAP PROJECT NUMBER 232016 SITE INDICATOR N SITE DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 46 FIGURE 2B – Site Plan Relationship Map Seabreeze Townhomes – New Hanover County, NC Project Number 232016 N DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 47 FIGURE 3 – New Hanover County Parcel Map Excerpt Seabreeze Townhomes – New Hanover County, NC Project Number 232016 N DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 48 *** NOT TO SCALE *** N This document, together with the concepts and designs presented herein, is intended only for the specific purposeand client for which it was prepared. Reuse of, or improper reliance on, this document by others without written authorization and adaptation by DAVENPORT, shall be without liability to DAVENPORT, and shall be a violationof the agreement between DAVENPORTand the client. FIGURE 4 EXISTING LANE GEOMETRY DAVENPORT PROJECT NAME LOCATION, NC PROJECT NUMBER 230000 2021 AADT VOLUMESXXXX BLACK = EXISTING TRAFFIC MOVEMENT ROADWAY LEGEND SIGNAL STOP SPEED LIMIT45 Se r v i c e R o a d US 4 2 1 C a r o l i n a Be a c h R o a d South Seabreeze Road River Road SPEEDLIMIT 45 32 5 ' 32 5 ' 4003,700 32 , 5 0 0 SPEED LIMIT45 SPEED LIMIT55 35 0 ' 12 5 ' US 4 2 1 C a r o l i n a Be a c h R o a d 50' 36 , 0 0 0 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 49 Figure 5 Seabreeze Townhomes – NHC Future Land Use Plan Details Project Number 232016 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 50 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 51 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 52 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 53 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 54 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 55 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 56 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 57 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 58 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 59 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 60 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 61 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 62 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 63 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 64 DocuSign Envelope ID: 386C94CF-3157-42FC-BA92-0FAA725FF0A6 Planning Board - August 3, 2023 ITEM: 1 - 7 - 65 June 15, 2023 Mr. Wes Reynolds Macallan Construction, LLC Managing Member 7711 Welborn Street, Suite 103 Raleigh ,NC 27615 Re: Boles Property Water & Wastewater Utility System New Hanover County, North Carolina Dear Mr. Reynolds: Please accept this letter as Aqua North Carolina’s (“Aqua”) non-binding commitment to provide water and wastewater utility service to the planned development at Boles Property located off Carolina Beach Road in Wilmington, NC. This offer is contingent upon Aqua and the Developer entering into Water and Wastewater Utility Agreement (“Agreement”) with mutually acceptable terms, permit approvals by the North Carolina Department of Environmental Quality, and the North Carolina Utilities Commission’s approval of this transaction. The structure of the Agreement would include the following: 1. Developer to install the water and wastewater utility system infrastructure to serve up to 50 single family units; 2. Developer to complete interconnections to Aqua’s existing water and wastewater facilities including making any necessary improvements to Aqua’s existing water and wastewater facilities in an effort to serve the proposed up to 50 single family units; 3. Developer to pay Aqua a cash contribution in aid of construction capacity (CIAC) reserve payment for the reservation of wastewater capacity in Aqua’s existing wastewater facilities at The Cape WWTF (NPDES NC0057703); 4. Developer to install a community well to support the proposed development and interconnect to Aqua’s existing water facilities: The Cape Master Water System (NCPWSID NC04651999) based on Aqua’s specifications; 5. The capacity payment amount and structure shall be detailed further in the Agreement. The Agreement will be prepared by Aqua and will contain the provisions set forth above and other traditional covenants, warranties and representations. Should you have any questions or wish to discuss this project further please contact me at 919-653-6967. Sincerely, C. Ruffin Poole Director, Development & Regulatory Affairs Planning Board - August 3, 2023 ITEM: 1 - 7 - 66 Concept Plan Planning Board - August 3, 2023 ITEM: 1 - 8 - 1 20' PERFORMANCE BUFFER 1 2 3 4 5 6 7 8 13 14 15 16 17 18 19 20 21 22 232827 31 32 33 34 38 37 36 35 40 39 41 42 43 44 45 N/F FREEMAN WILLIAM E R08514-004-009-000 DB 6565, PG 1678 MB 16, PG 49 N/F WADE CAROLYN LOUISE R08518-001-015-000 DB 1093, PG 374 N/F BARNETT LEONARD F R08518-001-015-002 DB 1035, PG 0445 N/F ELDER FREDRICK FRANCES R08514-004-003-000 DB 3389, PG 0588 MB 42, PG 344 N/F HINNANT CORDELIA ANN R08514-004-001-000 DB6565, PG1678 MB 16, PG 49 N/F MAYS CHRIS DRU R08518-008-030-000 DB 5843, PG 0399 MB 50, PG 354 N/F KING GRADY L MARILYN N R08518-008-031-000 DB 9904, PG 2623 N/F MOORE BRAD B AUDRA S R08518-008-032-000 DB 6246, PG 1069 MB 50, PG 354 N/F MOYE CHARLES W. JR., TAMMY R08518-008-043-000 DB 5997, PG 2527 MB 50, PG 354 N / F MU C C I A J O S E P H A J R . I R E N E M R 0 8 5 1 8 - 0 0 8 - 0 4 4 - 0 0 0 D B 6 6 2 2 , P G 2 4 9 6 M B 5 0 , P G 3 5 4 N/F HEMBREE THOMAS J R08518-008-045-000 DB 6419, PG 861 N/F FLOURNOY LAIRD BRENDA R08518-008-046-000 DB 6003, PG 2723 MB 50, PG 354 N/F TEAGUE PHILIP B R08518-008-047-000 DB 6142, PG 152 N/F TEAGUE PHILIP B R08518-008-048-000 DB 6141, PG 2457 N/F SMITH CAROL MARIE R08518-001-006-000 DB 5692, PG 2830 N/F SMITH CAROL MARIE R08518-001-005-000 DB 5692, PG 2830 N/F DEW TAMMY LAND R08518-001-004-000 DB 4918, PG 1648 MB 43, PG 358 N/F LAND PATSY J R08518-001-003-000 DB 9901 PG 2321 N/F LAND PATSY R08518-001-018-000 DB 9901 PG 2321 N/F PATSY LAND R08518-001-002-000 DB 9901 PG 2321 N/F WADE LEON MORRIS R08518-001-014-004 DB 1213, PG 1469 20 ' P E R F O R M A N C E B U F F E R 20' PERFORMANCE BUFFER20' PERFORMANCE BUFFER 20 ' F R O N T S E T B A C K 20 ' P E R F O R M A N C E B U F F E R 20' PERFORMANCE BUFFER 20' PERFORMANCE BUFFER 20' P E R F O R M A N C E S E T B A C K 46 20 ' F R O N T S E T B A C K AE 10 BFE FLOODPLAIN 9 10 11 12 30 29 242526 N/F WADE LEON MORRIS R08518-001-014-004 DB 1213, PG 1469 EX. 20' BUFFER SETBACK FOR SEABREEZE SOUND SUBDIVISION EX. 20' BUFFER SETBACK- SEABREEZE SOUND SUBDIVISION INFILTRATION AREAS (TYP.) 1 1 LEGEND GRAPHIC SCALE: 0 JHF TLL JHF 2/1/23 1" = 50' 50 50 100 1" = 50' SEA BREEZE General Notes: 1.Property Address given to be: 7641, 7645 & 7647 Carolina Beach Road. 2.Property area is 7.37 Acres. 3.Wetlands shown are determined to be isolated and unregulated. 4.Property does not lie within a Flood Hazard Area. 5.Proposed use has estimated daily traffic as follows: 376 Daily trips, 18 in, 12 out Peak Hour PM trips. 6.Water and Sewer service will be provided by Aqua. 7.Power supply will be by Duke Progress. 8.Buffers shall comply with New Hanover County Unified Development Ordinance. Planning Board - August 3, 2023 ITEM: 1 - 9 - 1 Public Comments In Support 0 Neutral 1 In Opposition 10 Planning Board - August 3, 2023 ITEM: 1 - 10 - 1 Farrell, Robert From:noreply@civicplus.com Sent:Monday, July 3, 2023 8:56 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4263 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Chris Last Name Mays Address 801 Hatteras Court City Wilmington State NC Zip Code 28409 Email Chrismays6718@gmail.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Neutral Public Comment To whom it may concern. I live at 801 Hatteras Court and my property backs up directly to the lots looking at being rezoned. I really don’t mind the the area being rezoned but I want to make sure the water run off is correctly done so it doesn’t flood my area Upload supporting files Planning Board - August 3, 2023 ITEM: 1 - 10 - 2 Farrell, Robert From:noreply@civicplus.com Sent:Thursday, July 20, 2023 9:02 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4568 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Katelyn Last Name Bradshaw Address 734 Grand Banks Drive City Wilmington State NC Zip Code 27519 Email katelynb1081@gmail.com Projects available for comment. PB Meeting - Z23-14 - Single Family Development at Carolina Beach Road What is the nature of your comment? Oppose project Public Comment As a native of Wilmington I am very concerned about another new development being built in the southern portion of the county. The current water system used in this area is already at its maximum and with the addition of 50+ more townhomes this is going to put an unnecessary strain on this system and the aquafer. Our infrastructure on the southern end is truly stressed. The electrical grid will also need updating with that many additional homes (since more are being built in the Sea Breeze area as we speak) Planning Board - August 3, 2023 ITEM: 1 - 10 - 3 We also are overwhelmed in the schools. I am unsure how the Veterans Park schools or the wonderful community school of Carolina Beach Elementary will be able to have additional students without improving the buildings and their capacity. I can barely touch on the traffic already taking place at the River Road/Carolina Beach intersection and there are numerous accidents in that area as is and in the summer it is almost impossible to leave both Cape Side and Snows Cut landing. Many of us depend on that light to make a U turn back to the north side of town and River Road is not equipped for that additional traffic. Please reconsider this new growth. There comes a time when it is good to keep trees and the community smaller many of us already recognize it has gotten out of hand. I truly appreciate your time Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Field not completed. File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. Planning Board - August 3, 2023 ITEM: 1 - 10 - 4 Farrell, Robert From:noreply@civicplus.com Sent:Thursday, July 20, 2023 5:24 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4567 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Robert Last Name Giacomelli Address 743 Grand Banks Drive City Wilmington State NC Zip Code 28412 Email Robgiacomelli@gmail.com Projects available for comment. PB Meeting - Z23-14 - Single Family Development at Carolina Beach Road What is the nature of your comment? Oppose project Public Comment Good Afternoon, I am writing to oppose Rezoning Request Z23-14. The road infrastructure cannot support 46 new housing units in that area. The stop light at Carolina Beach Road and River Road is already very backed up due to summer beach traffic and adding this many more vehicles would make this a severe traffic bottleneck for people coming to and leaving Carolina Beach. Planning Board - August 3, 2023 ITEM: 1 - 10 - 5 A second concern is the school zoning. Currently, this area is zoned for Carolina Beach Elementary and I do not think that school can handle the influx of new construction here along with in Carolina Beach itself. The last thing we want is to be rezoned to a different school due to this. This would be very detrimental to the families and children that attend and plan to attend Carolina Beach Elementary. Thank you, Rob Giacomelli 743 Grand Banks Drive Wilmington, NC 28412 814-490-7552 Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Field not completed. File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. Planning Board - August 3, 2023 ITEM: 1 - 10 - 6 Farrell, Robert From:noreply@civicplus.com Sent:Wednesday, July 5, 2023 9:20 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4308 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Cate Last Name Scanlon Address 1068 S Seabreeze Rd City Wilmington State NC Zip Code 28409 Email bycate@gmail.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Oppose project Public Comment I don’t oppose building townhouse but do oppose building 56. The Seabreeze area has limited infrastructure and the “surface” road that the development is being built, seems inadequate. There is over 14 acres of undeveloped land that also uses this small road - what happens when that area eventually has more development? Furthermore, the intersection of the Surface Road, S Seabreeze and CB road is very narrow/right. Will the County do anything to make that a safer, adequate intersection? There is also another 7-ish acres on the opposite side of S Seabreeze that is potentially a Planning Board - August 3, 2023 ITEM: 1 - 10 - 7 commercial lot who will also need to access this same intersection. Development is inevitable but we urge the County to slow down the density when the infrastructure and options for alternatives are limited. Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Field not completed. File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. Planning Board - August 3, 2023 ITEM: 1 - 10 - 8 Farrell, Robert From:noreply@civicplus.com Sent:Wednesday, July 5, 2023 5:01 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4306 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Laird Last Name Flournoy Address 909 salt spray City wilmington State NC Zip Code 2842828409 Email laird@homerepairnc.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Oppose project Public Comment this property backs up to our property at 909 salt spray lane. . The Landing at snows cut was planned around the wet lands under the direction of the Army corps . we have wet land preservations. the creek is within 100 feet of the proposed construction site. i would like the Army corps to re-investigate the land . i don't see how our wetlands stop at the property line. Also the 90 degree turn at the light leaves no room for 120 cars to make a U-turn behind traffic turning from Carolina beach road onto Seabreeze road. the development will only have access to service road. SALT SPRAY LANE is a private road Planning Board - August 3, 2023 ITEM: 1 - 10 - 9 and will not be used by the new neighborhood. -also the wet lands are connected to the coastal wetlands but some how the developer has permission to fill them. i have sent letters to the Army corps. CAMA and the EPA to investigate . how these wet lands have mysteriously changed since our community was established. there are 2 horned owl nests on the back of the property and they are protected . there are also wet land plants on the property. this project will be the only high density project in our area and its all about the $$$$. this will devalue our property and the surrounding properties. 21 r-15 lots is more than enough in this area . 56 town homes is just greed. Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Field not completed. File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. Planning Board - August 3, 2023 ITEM: 1 - 10 - 10 Farrell, Robert From:noreply@civicplus.com Sent:Wednesday, July 5, 2023 3:36 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4303 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name CAROLINE Last Name MEEKS Address 7607 SCOUT CAMP HATILA ROAD City WILMINGTON State North Carolina Zip Code 28409 Email caroline@coastwalk.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Oppose project Public Comment The rezoning of this property, basically tripling the density of this environmentally sensitive 7 acres, would be totally irresponsible. If these developers cannot make enough money off of the current zoning, then they SHOULD NOT BUY THE PROPERTY! More greed of money at everyone's expense. We are experiencing the damaging effects of rezoning, and over building in our county. Our hospital is now rated very poor. ACTUALLY, HAVE HAD PATIENTS DIE IN THE WAITING ROOM DUE TO LACK OF MEDICAL CARE. Some of our doctors have stated that it is now comparable to a 3rd world Planning Board - August 3, 2023 ITEM: 1 - 10 - 11 nation hospital - unable to properly care for the CURRENT county residents. Our schools are overcrowded. Our roads are inadequate and overcrowded. Traffic coming off of the Snows Cut Bridge would be severely affected causing more accidents and traffic issues with 56 condos producing approximately 100 more vehicles entering and traveling Carolina Beach Road. What a nightmare for everyone!! Who would benefit from this excessive rezoning- certainly not the residents of our County. This rezoning application should be turned down for all of the above reasons. Thank you for considering these points and all others opposing this application. Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Field not completed. File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. Planning Board - August 3, 2023 ITEM: 1 - 10 - 12 Farrell, Robert From:noreply@civicplus.com Sent:Wednesday, July 5, 2023 2:43 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4300 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Annamarie Last Name Atwood Address 812 S Seabreeze Rd City Wilmington State NC Zip Code 28409 Email Annaatwood@yahoo.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Oppose project Public Comment My husband & I own property @ 812 & 818 S Seabreeze Rd. We are in opposition to the proposed project. Unfortunately, we are unable to attend the public hearing on July 6, as we will be out of town for my mother’s memorial service. We also have a host of questions: In the community information meeting report, page 9, there are some addresses that are highlighted in red, what does this mean? Planning Board - August 3, 2023 ITEM: 1 - 10 - 13 Does the proposed community meet the proper setback requirements? On page 15 of the community information meeting report, there are “benefits” that are listed. However, the benefits listed don’t seem to be benefits at all. A buffer between Carolina Beach Rd. No one asked for a buffer, so this is not a benefit. There is also mention that the development will manage the current status of the water. What does this mean, exactly? Is this Aqua? Aqua has already proven to be inadequate, several years ago, as they dug lines too close to our existing well on 812 S Seabreeze Rd. They made our well obsolete, & then filled it with cement without our approval. They had to let us hook up to their line for free, since they made that mistake. In addition, old live oaks being protected is not a benefit. The live oaks are being preserved now, without anything further development. Further development will only be detrimental to the local ecosystem. On page 18, in the same document, it states that 1.5 acres are non-regulated wetlands. Does that mean you can do whatever you wish with that area? Wetlands are important, & need to be preserved, regardless of if they are unregulated currently. We are more in favor of 21 units vs. 56 units. However, we would prefer none. Any development there decreases the amount of green space, that is already dwindling, in New Hanover county. On page 20, it’s unclear if nearby homes will be forced to connect to Aqua water & sewer. If they are, will any/all connections fees be waived? This is not something that property owners should be forced into. This development company noted having other projects on the Raleigh area. What are those projects? In the concept plan, it’s unclear where the roads will be within the proposed development. It appears there will be a dead end? Please elaborate on that. On page 2 of the Project Narrative & Legal description, it states some of the units will be moved, due to adjacent property owner complaints & concerns. Where will the proposed units be moved to? Our property is also adjacent. Planning Board - August 3, 2023 ITEM: 1 - 10 - 14 Farrell, Robert From:noreply@civicplus.com Sent:Tuesday, July 4, 2023 11:39 AM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4270 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Joe Last Name Mucci Address 917 Saltspray Lane City Wilmington State NC Zip Code 28409 Email kaldreamin@aol.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Oppose project Public Comment I am a resident of the Seabreeze community, address 917 Saltspray Lane. My opposition to the rezoning of 7641, 7645,7647 Carolina Beach Rd is based on a number of factors, my property and all the adjacent lots in my community reside in the AE flood zone which by definition are flood prone even as the land around it has not been altered in any way. Now consider that this zoning change for the planned development will eliminate around 50% of the existing non impervious land and replace it with impervious surface areas that will decrease the capabilities to absorb and allow proper drainage runoff. Planning Board - August 3, 2023 ITEM: 1 - 10 - 15 This will in turn increase flood risks in the flood zones. In addition , the adjacent properties in, "The Landing at Snows Cut", contain a large amount of wetlands which in turn will be subjected to increased water issues possibly flooding the wetlands and encroaching on the homes built on these lots. I don't believe any appreciable amount of studies have been done to see what the real potential for flooding during sever weather occurrences, i.e. hurricanes! Another issue is the fact that all the current homes in this area of the county are single family properties and the main reason that the developers want to change the zoning is that they can more than double the number of homes and thus increase their profits, money is their main motivator! In essence the County has a duty to it's citizens and property owners, tax payers, to focus on maintaining the existing quality of life in regards to overdevelopment, flooding issues, maintaining wetlands and natural habitats as well as road infrastructure. I believe that the county should not allow a rezoning of this property, Joe Muccia. Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Field not completed. File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. Planning Board - August 3, 2023 ITEM: 1 - 10 - 16 Farrell, Robert From:noreply@civicplus.com Sent:Monday, July 3, 2023 7:53 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4261 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Audra Last Name Moore Address 804 Hatteras Ct City Wilmington State NC Zip Code 28409 Email audra@livingseaside.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Oppose project Public Comment Hello Mr. Farrell, Our neighborhood and community is highly in opposition to the rezoning Z23-14 on Carolina Beach Rd. The county planning and use map is outdated and this area doesn't fit the old model, this was acknowledge when our community previously united in opposition of another development on S. Seabreeze Rd. We are not in opposition of development, but we are in opposition of rezoning. This area retains an incredible amount of water and much of the area are wetlands. We attended the developers community required meeting and he said he would Planning Board - August 3, 2023 ITEM: 1 - 10 - 17 take our concerns and come back with some new ideas looking at different zoning, which based on the planning meeting doesn't seem to be the case. Our home will be heavily impacted with water during severe storms or hurricanes with the projected higher density zoning. The developer says he can fill it all in and do what he pleases. Until someone sees this land after a hurricane, they are in no position to request any rezoning. The current zoning of R-15 keeps larger lots and allows for flooding and water issues to be less of an impact to surrounding neighbors. Not to mention, Service Rd. is not even a two lane road that this development plans to enter and exit from. The developer said they did a traffic study and the development would add 200 cars per day on this road, which is actually laughable! I question if the developer has even been to the land. This is absolutely a case of profits over proper use of the land for all. The developer said he couldn't make enough money off of anything other than R-5, he should have tried to change the zoning prior to purchasing the land then. He said he thought New Hanover County would be just as easy to work with and build what he wants as Raleigh has been. So, he's a developer not from here coming to make a profit off a community he doesn't really want to serve its best interest. Thank you for your time, Audra I plan on being at the meeting and voicing my concerns. Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Field not completed. File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. Planning Board - August 3, 2023 ITEM: 1 - 10 - 18 Farrell, Robert From:noreply@civicplus.com Sent:Monday, July 3, 2023 1:28 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4250 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name christopher Last Name jacobs Address 929 Salt Spray Lane City Wilmington State NC Zip Code 28409 Email christopherjacobs283@gmail.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Oppose project Public Comment My name is Chris Jacobs and I oppose the rezoning of 7641,7645 and 7647 Carolina Beach road properties. During the community meeting Mr. Reynolds could not really answer much of the questions that were thrown at him because he was not expecting the negative reaction that he was given. 1. He mentioned that he has never build a property in Wilmington and that in itself is alarming. 2. He mentioned that even though the wetlands are all zoned Planning Board - August 3, 2023 ITEM: 1 - 10 - 19 the same in the entire neighborhood that the areas on his property are not protected. 3. There is a county access road that runs down the middle of these properties and in his design that is going to be his main access. Does that mean that the county taxpayers are expected to pay to make that paved road? 4. Mr Reynolds, also made mention that the water pump for Aqua water was not big enough to support his units and a larger one would need to be installed. I am sure the residents in the area would share those costs. 5. The service road that is going to be used for these units is narrow and not very well maintained. I guess the county would have to make those improvements to satisfy the needs of that much traffic. When asked of Mr. Reynolds, he stated that is a county problem and he could not do nothing about that. 6. That intersection is a dangerous one, the red light to cross is fast and people run it just about every time it turns. What is adding 200 more cars going to do. Plus, I am sure because of the oddness of it, it is going to have drivers blocking it until the county add some improvements. 7. Most of the water access is privately owned. There is already issues with strangers walking docks, fishing from the docks, etc. What is 300-400 more people going to create? 8. Flooding. This is going to create additional flooding to our area. The water already does not drain like it should and this layout is going to just add to it. The catch pond is going to be close to my property which is going to create a massive insect problem. 9. There is a lot of wildlife in the area (red-cockaded woodpeckers, owls, deer, etc) Though any development is going to impact the wildlife, a large townhouse complex will definably change the ecosystem. 10. Value of surrounding properties are going to lower 11. The attraction to that area is the privacy and this kind of development will completely change the scenery for the area. I could go on but at some point, it turns into being petty. I love the area and I want to see it get developed. However, the area needs to be used to build 21 houses on lots as it is zoned and not the 55 townhomes which would completely change the landscape of the area. Wilmington seems to be adding a lot of these types of complexes and last survey I read New Hanover County meets the recommended 4.6% of vacancies for growth. River road is a constant development and a direct vein to our intersection on Carolina Beach. We cannot stop growth and development, but Planning Board - August 3, 2023 ITEM: 1 - 10 - 20 we can control it. No one wins in this situation besides Mr. Reynolds. Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 development.docx File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. Planning Board - August 3, 2023 ITEM: 1 - 10 - 21 Farrell, Robert From:noreply@civicplus.com Sent:Thursday, June 22, 2023 9:56 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Biddle, Wendell; Doss, Amy; Griffee, Julian; Dickerson, Zachary Subject:Online Form Submission #4095 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Wendy Last Name Giannini-King Address 343 Wild Rice Way City Wilmington State NC Zip Code 28412 Email Wgianniniking@live.com Projects available for comment. PB Meeting - Z23-14 - 7641, 7645, 7647 Carolina Beach Road What is the nature of your comment? Oppose project Public Comment Overwhelmed schools. Overwhelmed roadways. NO MORE HOUSING UNITS. The historical significance of SeaBreeze must be honored, and this proposed housing development doesn't reflect the Black culture that signifies this special area. Please leave this area natural...or create a park! I 100% DO NOT SUPPORT the development of these parcels. Planning Board - August 3, 2023 ITEM: 1 - 10 - 22 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: 8/3/2023 Regular DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Senior Planner CONTACT(S): Zach Dickerson; Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning & Land Use Director SUBJECT: Public Hearing Rezoning Request (Z23-17) - Request by Adam Sosne with MHMJ, LLC, applicant, to rezone approximately 12.68 acres zoned B-2, Regional Business and R-15, Residen?al located at 5322 Carolina Beach Road to (CZD) RMF-M, Residen?al Mul?-Family - Moderate Density for a maximum 200-unit mul?-family and townhouse development. BRIEF SUMMARY: The applicant is proposing to rezone approximately 12.68 acres from B-2, Regional Business and R-15, Residen.al, to the (CZD) RMF-M Residen.al Mul.-Family, Moderate Density district for a maximum 200-unit mul.-family apartment and townhome development. The concept plan consists of 200 residen.al units: 35 townhome units in the form of eight quadruplex buildings and one triplex building, and 165 mul.-family units in five apartment buildings. The concept plan states that the maximum height of the buildings will be three stories. The concept plan also outlines two stormwater ponds on the site and an amenity building. The R-15 district in this area was established in 1971. At the .me, the purpose of the R-15 district was to ensure housing served by private sep.c and wells would be developed at low densi.es. Since that .me, public water and sewer services have become available to the surrounding area. The B-2 zoning was applied to the three-acre parcel closer to Carolina Beach Road in 1988, and was intended to provide for the proper site layout and development of larger format or larger structure size business uses. The RMF-M district was established to provide lands that accommodate moderate density single-family and mul.- family development. The intent of the RMF-M district is to func.on as a transi.onal district between intensive nonresiden.al development and higher density residen.al areas. The district is designed to provide a reasonable range of choice, type, and loca.on of housing units. As currently zoned, the R-15 por.on of the site would allow approximately 23 dwelling units under performance residen.al standards. It is es.mated that the 3.15 acres of property zoned B-2 can generally support approximately 25,000 square feet of tradi.onal retail uses based on a typical 18% building area for this type of zoning. The proposed 200 units would result in an overall density of 15.8 units per acre. The proposed project is located along a major arterial highway that is currently nearing planning capacity; and the Monkey Junc.on intersec.on improvement project has been delayed, with right-of-way acquisi.on and u.lity work not scheduled un.l 2029. The applicant has had a Traffic Impact Analysis (TIA) approved by the NCDOT and WMPO recommending some roadway improvements, including signal .ming adjustments and site design. The development Planning Board - August 3, 2023 ITEM: 2 will connect internally with other neighborhoods through private roads in the Townes at Park Place development to allow for other access points onto Carolina Beach Road via AntoineCe Drive, which is signalized for full movement. The lack of available NCDOT data indicates that AntoineCe Drive does not currently experience heavy enough traffic volumes to warrant monitoring. While there is no specific data available to indicate current or an.cipated impacts to roadway capacity for AntoineCe Drive, the es.mated trips generated by both the proposed development and neighboring Townes at Park Place will increase traffic on the local road. The TIA that was completed for this proposed development took into considera.on the impact of traffic from the planned Townes at Park Place Development in the final recommenda.ons of road improvements. The full TIA can be viewed here. As currently zoned, it is es.mated that the site would generate approximately 75 AM peak hour trips and 187 PM peak hour trips. The proposed RMF-M development is es.mated to generate 87 AM peak hour trips and 109 PM peak hour trips, increasing the es.mated number of AM peak hour trips by 12 and decreasing the number of PM peak hour trips by 78. Students living in the proposed development would be assigned to Bellamy Elementary School, Myrtle Grove Middle School and Ashley High School. Based on a generalized historic genera.on rate, staff would es.mate the increase in homes would result in approximately 39 more students than the es.mated number of students generated under exis.ng zoning. The site is within the Pocosin Conserva.on Resource. Sec.on 5.7 of the UDO requires areas containing or adjacent to over 5 acres of an iden.fied conserva.on resource must comply with addi.onal setback and other performance controls. The property is located in one of the county's more densely developed corridors and within one of the three growth nodes iden.fied in the Comprehensive Plan. The proposed project is more appropriate closer to the Monkey Junc.on intersec.on, and provides a transi.on into the lower density housing further from Monkey Junc.on. Addi.onally, the project is adjacent to another RMF-M zoned property, the Townes at Park Place, which is under TRC review and is an.cipated to begin construc.on in late 2023 or early 2024. The Comprehensive Plan designates these proper.es as both Urban Mixed Use and General Residen.al. The General Residen.al place type focuses on lower density housing and associated civic and commercial services, recommending up to 10 dwelling units per acre. The Urban Mixed Use place type focuses on higher density housing and associated commercial services, recommending up to 25 dwelling units per acre. This project's proposed density at 15.8 units per acre sits between the two place types' density recommenda.ons. The proposed RMF-M zoning is generally CONSISTENT with the 2016 Comprehensive Plan because the district is more in line with the densi.es recommended for Urban Mixed Use area, especially in growth nodes, than the exis.ng residen.al zoning. Addi.onally, the mix of housing types within the development could provide housing choice and an appropriate transi.on from the commercial node to the single-family residences to the south and west. STRATEGIC PLAN ALIGNMENT: RECOMMENDED MOTION AND REQUESTED ACTIONS: Planning Board - August 3, 2023 ITEM: 2 Staff’s recommenda.on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera.ons and technical review. The proposal includes a mix of housing types that appropriately sit in between the recommended densi.es for the General Residen.al place type and the Urban Mixed Use place types. The project does provide for addi.onal connec.vity through the Townes at Park Place development, but would generate traffic on AntoineCe Drive. In addi.on, while the proposal does provide for addi.onal higher-density housing (than currently zoned), its loca.on in one of the County’s high growth nodes would generally recommend for more density to address the County’s need for more housing. The proposed RMF-M zoning is generally CONSISTENT with the 2016 Comprehensive Plan because the district is more in line with the densi.es recommended for Urban Mixed Use areas, especially in growth nodes, than the exis.ng residen.al zoning. Addi.onally, the mix of housing types within the development could provide housing choice and an appropriate transi.on from the commercial node and the single-family residences to the south and west. As a result, Staff recommends approval of the proposal and suggests the following mo.on: 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 the district is more in line with the densi.es recommended for Urban Mixed Use areas, especially in growth nodes, than the exis.ng residen.al zoning. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the development would provide a mix of housing types and an appropriate transi.on from the commercial node to the single-family residences to the south and west. Proposed Condi?on: 1. Buildings will have a maximum height of three stories. Alterna?ve Mo?on for Denial (If, based on informa.on provided at the public hearing or other considera.on beyond the scope of staff review, the Board finds denial appropriate.) 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 the district is more in line with the densi.es recommended for Urban Mixed Use areas, especially in growth nodes, than the exis.ng zoning, I find recommending DENIAL of the rezoning request is reasonable and in the public interest because the project increases traffic in an area which is experiencing conges.on issues, with the main access on a service road which does not have full access to Carolina Beach Road. ATTACHMENTS: Descrip.on Z23-17 Script PB Z23-17 Staff Report PB Z23-17 Zoning Map Z23-17 Future Land Use Map Z23-17 Mailout Map Initial Application Cover Sheet Z23-17 Application Concept Plan Cover Sheet Z23-17 Concept Plan Z23-17 Traffic Impact Analysis Cover Sheet Z23-17 TIA Approval Letter TIA Executive Summary Planning Board - August 3, 2023 ITEM: 2 Public Comments Cover Sheet Public Comments in Opposition Supplementary Materials Cover Sheet Z23-17 Appendix - Concept Plan Large COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager) Planning Board - August 3, 2023 ITEM: 2 PLANNING BOARD SCRIPT for Zoning Map Amendment Application (Z23-17) Request by Adam Sosne with MHMJ, LLC, applicant, to rezone approximately 12.68 acres zoned B-2, Regional Business and R-15, Residential located at 5322 Carolina Beach Road to (CZD) RMF-M, Residential Multi-Family – Moderate Density for a maximum 200-unit multi-family and townhouse 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 an additional 5 minutes for rebuttal. 2. Conduct Hearing, as follows: a. Staff presentation b. Applicant’s and supporters’ presentation (up to 15 minutes) c. Opponent’s presentation (up to 15 minutes) d. Applicant’s and supporters’ rebuttal (up to 5 minutes) e. Opponent’s rebuttal (up to 5 minutes) f. Staff review of any additional conditions 3. Close the public hearing 4. Board discussion 5. Before we proceed with a motion and vote, I would like to invite the applicant to the podium. Based on the Board discussion and items presented during the public hearing, would you like withdraw your petition, request a continuance, or proceed with a vote? 6. 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. Example Motion for Approval 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 the district is more in line with the densities recommended for Urban Mixed Use areas, especially in growth nodes, than the existing residential zoning. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the development would provide a mix of housing types and an appropriate transition from the commercial node to the single-family residences to the south and west. Proposed Condition: 1. Buildings will have a maximum height of three stories. Alternative Motion for Denial (If, based on information provided at the public hearing or other consideration beyond the scope of staff review, the Board finds denial appropriate) 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 the district is more in line with the densities recommended for Urban Mixed Use areas, especially in growth nodes, than the existing zoning, I find recommending DENIAL of the rezoning request is reasonable and in the Planning Board - August 3, 2023 ITEM: 2 - 1 - 1 public interest because the project increases traffic in an area which is experiencing congestion issues, with the main access on a service road which does not have full access to Carolina Beach Road. Alternative Motion for Approval/Denial: I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) RMF-L district. I find it to be [Consistent/Inconsistent] with the purposes and intent of the Comprehensive Plan because [insert reasons] __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable and in the public interest because [insert reasons] __________________________________________________________________________ __________________________________________________________________________ Planning Board - August 3, 2023 ITEM: 2 - 1 - 2 Z23-17 Staff Report PB 8-3-2023 Page 1 of 17 STAFF REPORT FOR Z23-17 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z23-17 Request: Rezoning to a Conditional RMF-M district Applicant: Property Owner(s): Adam Sosne MHMJ, LLC Location: Acreage: 5322 Carolina Beach Road 12.68 PID(s): Comp Plan Place Type: R07600-006-042-000 & R07606-003-002- 000 Urban Mixed Use & General Residential Existing Land Use: Proposed Land Use: Undeveloped Maximum 200 Residential Units: 165 Apartment Units & 35 Townhome Units Current Zoning: Proposed Zoning: B-2 & R-15 (CZD) RMF-M SURROUNDING AREA LAND USE ZONING North The Townes at Park Place CZD RMF-M (approved 1/6/2020) East Monkey Junction Intersection South Grove Park Mobile Home Park & Citrus Grove Subdivision R-15 & R-10 West Brewster Park & Marquis Hills Subdivisions R-10 Planning Board - August 3, 2023 ITEM: 2 - 2 - 1 Z23-17 Staff Report PB 8-3-2023 Page 2 of 17 ZONING HISTORY April 7, 1971 Initially zoned R-15 (Area 4) May 1988 B-2 zoning applied to R07606-003-002-000 COMMUNITY SERVICES Water/Sewer Water and sanitary sewer services are available through CFPUA via a mainline extension. Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire District, New Hanover County Myrtle Grove Station Schools Bellamy Elementary, Myrtle Grove Middle, and Ashley High Schools Recreation Arrowhead Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation Conservation Resource maps indicate pocosin wetlands may exist on the property. Projects containing 5 acres or more of pocosin conservation resources are required to comply with additional buffer and conservation standards in Section 5.7 of the Unified Development Ordinance (UDO) Historic No known historic resources Archaeological No known archaeological resources Planning Board - August 3, 2023 ITEM: 2 - 2 - 2 Z23-17 Staff Report PB 8-3-2023 Page 3 of 17 APPLICANT’S PROPOSED CONCEPTUAL PLAN Includes Staff Markups (Please refer to the appendix for a detailed image of the applicant’s concept plan) • The applicant is proposing to construct a maximum of 200 residential units, consisting of 35 townhome units in the form of eight quadruplex and one triplex buildings, outlined in blue, and 165 multi-family units in five apartment buildings, outlined in orange. • The proposed project has an overall density of 15.8 dwelling units per acre. The RMF-M district allows a maximum density of 17 dwelling units per acre. • Per the application, the proposed site plan places the taller buildings internal to the site or adjacent to the neighboring commercial and multi-family zoning while providing townhouse units adjacent to the single-family properties. • The applicant’s proposed conceptual plan includes a building height maximum of three stories and the UDO-required 20% open space, 2.54 acres. • The concept plan depicts two stormwater ponds, an amenity area, and two points of proposed access to the adjacent Townes at Park Place development, currently in TRC review. • The site would also share access with the adjacent car wash that fronts the service road. Matchline A B B A Matchline Ca r o l i n a B e a c h R o a d Connections to Townes at Park Place Car Wash Planning Board - August 3, 2023 ITEM: 2 - 2 - 3 Z23-17 Staff Report PB 8-3-2023 Page 4 of 17 ZONING CONSIDERATIONS • The R-15 district in this area was established in 1971. The purpose of the R-15 district in this area was to ensure that housing served by private septic and well would be developed at low densities. Since that time, water and sewer services have become available to the surrounding area. The purpose of the B-2 district, applied to the 3 acre parcel in 1988, is to provide for the proper site layout and development of larger format or larger structure size business uses, including big box stores and automobile dealers. It is also designed to provide for the appropriate location and design of auto oriented uses that meet the needs of the motoring public or that rely on pass-by traffic. • While the site is zoned B-2 and R-15, there is another adjacent parcel zoned (CZD) RMF-M (Z18-16), for a moderate-density housing project, the Townes at Park Place. This project is currently under TRC review. • Approximately 9.53 acres of the site is zoned R-15, which would allow approximately 23 dwelling units, under performance residential standards. • It is estimated that 3.15 acres of property zoned B-2 can generally support approximately 25,000 square feet of traditional retail uses based on a typical 18% building area for this type of zoning. • The RMF-M district was established to provide lands that accommodate moderate density single-family and multi-family development. The intent of the RMF-M district is to function as a transitional district between intensive nonresidential development and higher density residential areas. The district is designed to provide a reasonable range of choice, type, and location of housing units. • Under the RMF-M zoning district, there is a maximum density of 17 units per acre and structures are limited to 3 stories unless an additional height allowance is granted, which requires stricter setbacks. The applicant has specified a height maximum of 3 stories on their concept plan. • The UDO requires Type A: Opaque Buffers where the site abuts single-family residential zoned parcels. This can include fencing, a berm and/or vegetation. • The UDO contains controls on exterior lighting on the site, and the maximum illumination levels at the common property line with residential properties to the east and south shall not exceed 0.5 foot candles. • 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. Planning Board - August 3, 2023 ITEM: 2 - 2 - 4 Z23-17 Staff Report PB 8-3-2023 Page 5 of 17 AREA DEVELOPMENTS W5703-C STIP Planning Board - August 3, 2023 ITEM: 2 - 2 - 5 Z23-17 Staff Report PB 8-3-2023 Page 6 of 17 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning would allow a maximum of 23 single-family dwelling units and 25,000 sq ft of traditional retail. PROPOSED ACCESS Primary Access Carolina Beach Road via a service road running parallel to Carolina Beach Road. Secondary Access Carolina Beach Road and Antoinette Drive through a connection to the Townes at Park Place residential development. Right-turn only light Connections to Antoinette Drive Connections to Townes at Park Place Planning Board - August 3, 2023 ITEM: 2 - 2 - 6 Z23-17 Staff Report PB 8-3-2023 Page 7 of 17 EXISTING ROADWAY CHARACTERISTICS Affected Roadway Carolina Beach Road Antoinette Drive Type of Roadway NCDOT major arterial Local Road Roadway Planning Capacity (AADT) 41,639 N/A Latest Traffic Volume (AADT) 33,500 N/A Latest WMPO Point-in-Time Count (DT) 41,232 (08/22) N/A Current Level of Congestion Nearing Capacity N/A Sources Source of Planning Capacity: WMPO Source of Latest Traffic Volume: NCDOT (2021) (for Carolina Beach Road) Source of WMPO Point-in-Time County: WMPO (2022) NEARBY NCDOT STIP ROADWAY PROJECTS U-5702B – S. College Rd. Improvements (2025 Right-of-way acquisition & utilities) - Access management and time travel improvements along College Road between Shipyard Boulevard and Carolina Beach Road. U-5790 – Monkey Junction Intersection and Roadway Improvements (2029 Right-of-way acquisition & utilities) - Project to convert the intersection of Carolina Beach Road and College Road to a continuous flow intersection. - The project includes widening Carolina Beach Road south of the intersection to Sanders Road. TRAFFIC GENERATION Traffic Generated by Present Designation Traffic Generated by Proposed Designation Potential Impact of Proposed Designation R-15 B-2 AM Peak Hour Trips 16 59 87 +12 PM Peak Hour Trips 22 165 109 -78 Assumptions Typical Development with Existing Zoning – 23 single family detached dwellings and 25,000 sq ft of retail Proposed Development – 35 single family attached dwellings and 165 apartment units Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed. Planning Board - August 3, 2023 ITEM: 2 - 2 - 7 Z23-17 Staff Report PB 8-3-2023 Page 8 of 17 TRAFFIC IMPACT ANALYSIS (TIA) New developments that are anticipated to generate more than 100 trips during any peak hour period are required to submit a traffic impact analysis (TIA) as part of their rezoning application. A team of NCDOT, WMPO, and County planning staff work with an applicant’s traffic engineers to develop the scope for the TIA, including the study area, the traffic data which must be collected, trip distribution, and the developments and background traffic growth that must be analyzed. This document is used to identify off-site transportation improvements required to mitigate the impacts of the development and must be approved by the WMPO and NCDOT. Approval Date June 28, 2023 Development Proposal Analyzed 165 apartments and 35 townhomes Study Intersections - US 421 and Antoinette Drive (signalized) - US 421 and Service Road (unsignalized – near car wash) - US 421 and NC 132 (College Road)/SR 1521 (Piner Road) (signalized) - US 421 and Service Road (signalized – near Fire Station) - Service Road and Site Access 1 (unsignalized- existing car wash exit) - Antoinette Drive and Site Access 2 (unsignalized) Trip Generation - 87 AM peak hour trips - 109 PM peak hour trips - 1,349 average daily trips Traffic Data Collection Thursday, January 12, 2023 Trip Distribution and Assignment - 30% to and from the west on US 421 - 35% to and from the north on College Rd - 5% to and from the east on Piner Road - 20% to and from the south on US 421 - 10% to and from the north on Retail Center Drive Planning Board - August 3, 2023 ITEM: 2 - 2 - 8 Z23-17 Staff Report PB 8-3-2023 Page 9 of 17 Approved Developments & Background Growth - Townes at Park Place (88 townhomes) - Planned Roadway/Intersection Improvements o None as part of Townes at Park Place o W5703-C (NCDOT STIP, sidewalk and multi-use path project extending from Antoinette Drive to Willoughby Park Road) - Full Build – 2024 - Growth Rate – 1% per year Recommended Improvements US 421 and Antoinette Drive – - Signal Timing Adjustments US 421 and Service Road (unsignalized, near car wash) – - No improvements recommended US 421 and NC 132 (College Road) (signalized) – - No improvements recommended US 421 and Service Road (signalized- near fire station) - No improvements recommended Service Road and Site Access 1 (unsignalized- existing car wash exit) – - No improvements are recommended - Design site/drive connection according to application NCDOT and New Hanover County Standards Antoinette Drive and Site Access 2 (unsignalized) – - No improvements are recommended - Design site drive according to applicable NCDOT and New Hanover County standards SUMMARY The proposed project is located along a major arterial highway that is currently nearing planning capacity; and the Monkey Junction intersection improvement project has been delayed, with right- of-way acquisition and utility work not scheduled until 2029. The applicant has had a TIA approved by the NCDOT and WMPO recommending some roadway improvements, including signal timing adjustments and site design. The development will connect internally with other neighborhoods through private roads in the Townes at Park Place development to allow for other access points onto Carolina Beach Road via Antoinette Drive, which is signalized for full movement. The lack of available NCDOT data indicates that Antoinette Drive does not currently experience heavy enough traffic volumes to warrant monitoring. While there is no specific data available to indicate current or anticipated impacts to roadway capacity for Antoinette Drive, the estimated trips generated by both the proposed development and neighboring Townes at Park Place will increase traffic on the local road. The TIA that was completed for this proposed development took into consideration the impact of traffic from the planned Townes at Park Place Development in the final recommendations of road improvements. Planning Board - August 3, 2023 ITEM: 2 - 2 - 9 Z23-17 Staff Report PB 8-3-2023 Page 10 of 17 ENVIRONMENTAL • The property is not within a Natural Heritage Area. • The property is within the Motts Creek watershed. • There is a stream on the property, marked on the concept plan. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class I (suitable), Class II (moderate) and Class III (severe) soils; however, the project is expected to be served by public water and sewer. • The site is also within the Pocosin Conservation Resource. Section 5.7 of the UDO requires areas containing or adjacent to over 5 acres of an identified conservation resource must comply with additional setbacks and other performance controls. OTHER CONSIDERATIONS Schools • Students living in the proposed development would be assigned to Bellamy Elementary School, Myrtle Grove Middle School, and Ashley High School. Students may apply to attend public magnet, year-round elementary, or specialty high schools. • A maximum of 23 dwelling units would be permitted under the current R-15 zoning base density, and 200 units could potentially be developed under the proposed zoning for an increase of 177 dwelling units. • Based on a generalized historic generation rate*, staff would estimate that the increase in homes would result in approximately 39 additional students than would be generated under current zoning. • The general student generation rate provides only an estimate of anticipated student yield as different forms of housing at different price points yield different numbers of students. Over the past four years, staff has also seen a decline in the number of students generated by new development. Student numbers remained relatively stable between 2015 and 2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new residential units were permitted across the county. In addition, the student population is anticipated to only grow by approximately 1,300 students over the next 10 years based on the most recent New Hanover County Schools Facility Needs Study. Development Type Intensity Estimated Student Yield (current general student generation rate) * Existing Development Undeveloped Approximate** Total: 0 (0 elementary, 0 middle, 0 high) Typical Development Under Current Zoning 23 residential units Approximate** Total: 5 (2 elementary, 1 middle, 2 high) Proposed Zoning 200 residential units Approximate** Total: 44 (18 elementary, 10 middle, 14 high) Planning Board - August 3, 2023 ITEM: 2 - 2 - 10 Z23-17 Staff Report PB 8-3-2023 Page 11 of 17 *The current general student generation rate was calculated by dividing the New Hanover County public school student enrollment for the 2022-2023 school year by the number of dwelling units in the county. Currently, there are an average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.07 for high) generated per dwelling unit across New Hanover County. These numbers are updated annually and include students attending out- of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech. **Because the student generation rate often results in fractional numbers, all approximate student generation yields with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the approximate total. • Since the residential components associated with the proposed rezoning are likely to have a build-out date within 5 years per the Traffic Impact Analysis, staff has outlined existing school capacity to provide a general idea of the potential impact on public schools. • Staff has provided information on existing school capacity to provide a general idea of the potential impact on public schools, but these numbers do not reflect any future capacity upgrades. School Enrollment* and Capacity** (2022-2023 School Year) *Enrollment is based on the New Hanover County Schools student numbers for the 2022-2023 school year. **Capacity calculations were determined based on the capacities for the 2022-2023 school year, and funded or planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools to the Board of Education in January 2021. This information does not take into account flexible scheduling that may be available in high school settings, which can reduce the portion of the student body on campus at any one time. • The 2021 facility needs survey prepared by Schools staff indicates that, based on NC Department of Public Instruction (DPI) student growth projections and school capacity data, planned facility upgrades, combined with changes to student enrollment patterns, will result in adequate capacity district wide over the next ten years if facility upgrades are funded. New Hanover County Strategic Plan • On July 17, 2023, the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-2028. This plan focuses on three core areas: workforce and economic development, community safety and well-being, and sustainable land use and environmental stewardship. • The plan’s community-focused outcomes related to planning projects include that through planned growth and development, residents have access to their basic needs and natural areas and critical environmental features are enhanced and protected. • Planning staff is currently developing a new strategic plan framework for considering those goals as part of rezoning requests. Level Total NHC Capacity School Enrollment of Assigned School Capacity of Assigned School w/Portables Capacity of Assigned School Funded or Planned Capacity Upgrades Elementary 91% Bellamy 556 515 108% None Middle 92% Myrtle Grove 640 747 86% None High 98.5% Ashley 1983 1990 99.6% None Planning Board - August 3, 2023 ITEM: 2 - 2 - 11 Z23-17 Staff Report PB 8-3-2023 Page 12 of 17 Representative Developments Representative Development of R-15 & B-2 (Existing Zoning): Cottage Grove B-2 Shopping Plaza in Monkey Junction Planning Board - August 3, 2023 ITEM: 2 - 2 - 12 Z23-17 Staff Report PB 8-3-2023 Page 13 of 17 Representative Developments of RMF-M Amberleigh Shores Woodlands at Echo Farms (Townhomes) Planning Board - August 3, 2023 ITEM: 2 - 2 - 13 Z23-17 Staff Report PB 8-3-2023 Page 14 of 17 Context and Compatibility • The property is located in one of the county’s more densely developed corridors and within one of the three growth nodes identified in the Comprehensive Plan. • The property is located to the west of the Monkey Junction Intersection and is accessed by a service road that connects the property to Carolina Beach Road, with proposed connections to neighboring development. • While the western part of the property was zoned for lower density residential development in the early 1970’s, both public water and sewer services are now available, which makes this area less likely to be developed for low-density residential. • Additionally, the configuration of the B-2 portion of the site reduces the likelihood of future commercial development. • The adjacent Townes at Park Place, currently under TRC review, is anticipated to begin construction beginning in late 2023 or early 2024. • This proposed higher density project is more appropriate closer to the Monkey Junction intersection, and provides a transition into the lower density housing further from Monkey Junction. • The application states that the proposed site plan places the taller buildings internal to the site while providing townhouses adjacent to the single-family properties. However, there are some townhouse units closer to the service road access point. While often more common to place higher-density housing closer to commercial corridors and transition to lower density farther back, this site layout is intended to be more compatible with the adjacent uses and densities. The placement of the taller buildings internal to the site reduces the visual impact of the development on adjacent uses. • Traffic traveling westbound on Carolina Beach road will use the Antoinette Drive connection, through the Townes at Park Place. • NCDOT’s eventual planned improvements to the Monkey Junction area in the coming years are anticipated to alleviate traffic concerns in this area. However, NCDOT is not anticipated to being right-of-way acquisition until 2029. • Required setbacks and transitional buffers provide additional mitigation for aesthetic effects along the property boundaries. Multi-family residential developments require transitional buffers where the site abuts single-family residential, consisting of vegetation, berms, or fences with vegetation. Planning Board - August 3, 2023 ITEM: 2 - 2 - 14 Z23-17 Staff Report PB 8-3-2023 Page 15 of 17 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 Urban Mixed Use and 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 either place type, allowing site-specific features and evolving development patterns in the surrounding area to be considered. Place Type Description Urban Mixed Use: promotes development of a mix of uses at higher densities. Types of uses encouraged include office, retail, mixed use, small recreation, commercial, institutional, single-family, and multi-family residential. General Residential: focuses on lower-density housing and associated civic and commercial services. Types of uses include single-family residential, low density multi-family residential, light commercial, civic, and recreational. Commercial uses should be limited to strategically located office and retail spaces, while recreation and school facilities are encouraged throughout. Planning Board - August 3, 2023 ITEM: 2 - 2 - 15 Z23-17 Staff Report PB 8-3-2023 Page 16 of 17 Analysis The proposed townhome and apartment development is located along the Carolina Beach Road corridor, accessed by a service road. The site is located within the Monkey Junction Growth Node, identified as a high growth area in the Comprehensive Plan. The site is adjacent to a similar townhome development, The Townes at Park Place (Z18-16, approved in 2020), which is expected to be developed in late 2023-early 2024. This development has a density of 10.4 units per acre. Generally, the Comprehensive Plan designates areas along major roadways for higher residential densities. This site is located into two place types, General Residential and Urban Mixed use and could be appropriately developed with either place type. The overall project density of 15.8 dwelling units per acre is in the middle of the recommended densities of the General Residential place type of no more than 10 units per acre, and the Urban Mixed Use place type of no more than 25 units per acre. The adjacent similar townhome development is designed with a density of 10.4 units per acre. The mix of housing types within the proposed development provides for more choice in housing, which is recommended by the Comprehensive Plan. Additionally, the project’s layout proposes the higher-density portion of the site closer to adjacent higher-density townhome project. While the B-2 zoning is appropriate within the Urban Mixed Use place type, this site’s unique layout and parcel shape make it less likely to be developed for a general business or retail use. The proposed RMF-M district and project are in line with the Comprehensive Plan’s recommendations for the Urban Mixed Use place type. While the proposed project’s density is lower than recommended for the Urban Mixed Use place type, it is higher than that which is recommended for General Residential, straddling the line between the two place types. The application provides for the type of use and density that is appropriate within this area and within the Monkey Junction Growth node. Consistency Recommendation The proposed RMF-M zoning is generally CONSISTENT with the 2016 Comprehensive Plan because the district is more in line with the densities recommended for Urban Mixed Use areas, especially in growth nodes, than the existing residential zoning. Additionally, the mix of housing types within the development could provide housing choice and an appropriate transition from the commercial node to the single-family residences to the south and west. Planning Board - August 3, 2023 ITEM: 2 - 2 - 16 Z23-17 Staff Report PB 8-3-2023 Page 17 of 17 STAFF RECOMMENDATION Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning considerations and technical review. The proposal includes a mix of housing types that appropriately sit in between the recommended densities for the General Residential place type and the Urban Mixed Use place types. The project does provide for additional connectivity through the Townes at Park Place development, but would generate traffic on Antoinette Drive. In addition, while the proposal does provide for additional higher-density housing (than currently zoned), its location in one of the County’s high growth nodes would generally recommend for more density to address the County’s need for more housing. The proposed RMF-M zoning is generally CONSISTENT with the 2016 Comprehensive Plan because the district is more in line with the densities recommended for Urban Mixed Use areas, especially in growth nodes, than the existing residential zoning. Additionally, the mix of housing types within the development could provide housing choice and an appropriate transition from the commercial node and the single-family residences to the south and west. As a result, Staff recommends approval of the proposal and suggests the following motion: 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 the district is more in line with the densities recommended for Urban Mixed Use areas, especially in growth nodes, than the existing residential zoning. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the development would provide a mix of housing types and an appropriate transition from the commercial node to the single-family residences to the south and west. Proposed Condition: 1. Buildings will have a maximum height of three stories. Alternative Motion for Denial (If, based on information provided at the public hearing or other consideration beyond the scope of staff review, the Board finds denial appropriate) 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 the district is more in line with the densities recommended for Urban Mixed Use areas, especially in growth nodes, than the existing zoning, I find recommending DENIAL of the rezoning request is reasonable and in the public interest because the project increases traffic in an area which is experiencing congestion issues, with the main access on a service road which does not have full access to Carolina Beach Road. Planning Board - August 3, 2023 ITEM: 2 - 2 - 17 Planning Board - August 3, 2023 ITEM: 2 - 3 - 1 Planning Board - August 3, 2023 ITEM: 2 - 4 - 1 Planning Board - August 3, 2023 ITEM: 2 - 5 - 1 Initial Application Documents & Materials Planning Board - August 3, 2023 ITEM: 2 - 6 - 1 Planning Board - August 3, 2023 ITEM: 2 - 7 - 1 Planning Board - August 3, 2023 ITEM: 2 - 7 - 2 Planning Board - August 3, 2023 ITEM: 2 - 7 - 3 Planning Board - August 3, 2023 ITEM: 2 - 7 - 4 Planning Board - August 3, 2023 ITEM: 2 - 7 - 5 Planning Board - August 3, 2023 ITEM: 2 - 7 - 6 Planning Board - August 3, 2023 ITEM: 2 - 7 - 7 Planning Board - August 3, 2023 ITEM: 2 - 7 - 8 Planning Board - August 3, 2023 ITEM: 2 - 7 - 9 Planning Board - August 3, 2023 ITEM: 2 - 7 - 10 Planning Board - August 3, 2023 ITEM: 2 - 7 - 11 Planning Board - August 3, 2023 ITEM: 2 - 7 - 12 Planning Board - August 3, 2023 ITEM: 2 - 7 - 13 Planning Board - August 3, 2023 ITEM: 2 - 7 - 14 Planning Board - August 3, 2023 ITEM: 2 - 7 - 15 Planning Board - August 3, 2023 ITEM: 2 - 7 - 16 Planning Board - August 3, 2023 ITEM: 2 - 7 - 17 Planning Board - August 3, 2023 ITEM: 2 - 7 - 18 Planning Board - August 3, 2023 ITEM: 2 - 7 - 19 Planning Board - August 3, 2023 ITEM: 2 - 7 - 20 Planning Board - August 3, 2023 ITEM: 2 - 7 - 21 Planning Board - August 3, 2023 ITEM: 2 - 7 - 22 Planning Board - August 3, 2023 ITEM: 2 - 7 - 23 Planning Board - August 3, 2023 ITEM: 2 - 7 - 24 Planning Board - August 3, 2023 ITEM: 2 - 7 - 25 Planning Board - August 3, 2023 ITEM: 2 - 7 - 26 Planning Board - August 3, 2023 ITEM: 2 - 7 - 27 Planning Board - August 3, 2023 ITEM: 2 - 7 - 28 Planning Board - August 3, 2023 ITEM: 2 - 7 - 29 Planning Board - August 3, 2023 ITEM: 2 - 7 - 30 Planning Board - August 3, 2023 ITEM: 2 - 7 - 31 PROPERTY DESCRIPTION OF AN EXISTSING 9.45 ACRE TRACT, MADE FROM TRACT "A", DAVID AND GARY MATVA SUBDIVISION, MAP BOOK 52, PAGE 262, DEED BOOK 5531, PAGE 2200, NEW HANOVER COUNTY REGISTRY, NEW HANOVER COUNTY, NORTH CAROLINA. COMMENCING AT AN EXISTING CONCRETE MONUMENT IN THE EASTERN LINE OF LOT 124, MARQUIS HILLS SUBDIVISION, SECTION 6, MAP BOOK 11, PAGE 42, THE WESTERNMOST CORNER OF THE BENNETT COMMERCIAL PROPERTIES, LLC TRACT 1, DEED BOOK 2793, PAGE 719, THENCE WITH THE SOUTHERN LINE OF SAID TRACT 1, SOUTH 71°34'17" EAST, 194.13 FEET TO A NEW REBAR (SET) AT THE WESTERNMOST CORNER OF A, MAP BOOK 52, PAGE 262, THE TRUE POINT OF BEGINNING. (POB}; THENCE WITH THE SOUTHEASTERN LINE OF THE BENNETT COMMERCIAL PROPERTIES, LLC TRACT 1, DEED BOOK 2793, PAGE 719, NORTH 50°11'36" EAST, 1,465.98 FEET TO AN EXISTING IRON ROD, THE WESTERNMOST CORNER OF TRACT B, MAP BOOK 52, PAGE 262, THENCE WITH THE SOUTHWESTERN LINE OF SAID TRACT B, SOUTH 39°48'51" EAST, 99.00 FEET TO AN EXISTING IRON ROD IN THE NORTHWESTERN LINE OF TRACT "A", CAROLINA JUNCTION RECOMBINATION, MAP BOOK 48, PAGE 190, DEED BOOK 6578, PAGE 850, THENCE WITH THE LINE OF SAID TRACT "A", SOUTH 50°15'30" WEST, 150.44 FEET TO A NEW REBAR (SET}, THENCE SOUTH 39°48' 49" EAST, 228.04 FEET TO AN EXISTING IRON ROD IN THE NORTHWESTERN LINE OF THE GROVE PARK PROPERTIES TRACT, DEED BOOK 1384, PAGE 1369, THENCE WITH THE LINE OF SAID TRACT, SOUTH 50°12'40" WEST, 1,112.99 FEET TO AN EXISTING IRON PIPE, THE SOUTHERNMOST CORNER OF TRACT A, MAP BOOK 52, PAGE 262, THENCE WITH THE SOUTHERN LINE OF SAID TRACT A, NORTH 71°37'25" WEST, 384.27 TO A NEW REBAR (SET}, THE TRUE POINT OF BEGINNING. (POB} THE DESCRIBED TRACT HAS A CALCULATED AREA OF 9.45 ACRES. ALL BEARINGS ARE REFERENCED TO NORTH CAROLINA GRID NORTH, NAO 1983 (2011). ALL DISTANCES ARE HORIZONTAL GROUND DISTANCES. AS SHOWN ON A MAP OF SURVEY BY SEPI ENGINEERING AND CONSTRUCTION, INC. MADE IN AUGUST, 2022. TOGETHER WITH: Legal Description for ParcelR7600-006-042-000: Planning Board - August 3, 2023 ITEM: 2 - 7 - 32 PROPERTY DESCRIPTION OF THE 10,391 SQUARE FOOT GAP AREA SOUTHWEST OF TRACT "A", DAVID AND GARY MATVA SUBDIVISION, MAP BOOK 52, PAGE 262, DEED BOOK 5531, PAGE 2200, NEW HANOVER COUNTY REGISTRY, NEW HANOVER COUNTY, NORTH CAROLINA. COMMENCING AT AN EXISTING CONCRETE MONUMENT IN THE EASTERN LINE OF LOT 124, MARQUIS HILLS SUBDIVISION, SECTION 6, MAP BOOK 11, PAGE 42, THE WESTERNMOST CORNER OF THE BENNETT COMERCIAL PROPERTIES, LLC TRACT 1, DEED BOOK 2793, PAGE 719, THENCE WITH THE SOUTHERN LINE OF SAID TRACT 1, SOUTH 71°34'17" EAST, 194.13 FEET TO A NEW REBAR (SET) AT THE WESTERNMOST CORNER OF TRACT A, MAP BOOK 52, PAGE 262, THE TRUE POINT OF BEGINNING. (POB); THENCE WITH THE SOUTHWESTERN LINE OF SAID TRACT A, SOUTH 71°37'25" EAST, 384.27 FEET TO AN EXISTING IRON PIPE IN THE NORTHWESTERN LINE OF OPEN SPACE B, CITRUS COVE SUBDIVISION, MAP BOOK 52, PAGE 105, THENCE WITH THE LINE OF SAID OPEN SPACE B, SOUTH 50°12'40" WEST, 29.21 FEET TO A POINT IN THE NORTHERN LINE OF BREWSTER PLACE, SECTION TWO, MAP BOOK 37, PAGE 216, THENCE WITH SAID NORTHERN LINE, NORTH 72°16'59" WEST, 387.05 FEET TO A POINT IN THE NORTHERN LINE OF BREWSTER PLACE, SECTION THREE, MAP BOOK 38, PAGE 312, THENCE A NEW LINE NORTH 50°11'36" EAST, 34.44 FEET TO A NEW REBAR (SET) THE WESTERNMOST CORNER OF TRACT A, MAP BOOK 52, PAGE 262, THE TRUE POINT OF BEGINNING. (POB) THE DESCRIBED PROPERTY HAS A CALCULATED AREA OF 10,391 SQUARE FEET. ALL BEARINGS ARE REFERENCED TO NORTH CAROLINA GRID NORTH, NAD 1983 (2011). ALL DISTANCES ARE HORIZONTAL GROUND DISTANCES. AS SHOWN ON A MAP OF SURVEY BY SEPI ENGINEERING AND CONSTRUCTION, INC. MADE IN AUGUST, 2022. 2 Planning Board - August 3, 2023 ITEM: 2 - 7 - 33 Planning Board - August 3, 2023 ITEM: 2 - 7 - 34 Planning Board - August 3, 2023 ITEM: 2 - 7 - 35 Concept Plan Planning Board - August 3, 2023 ITEM: 2 - 8 - 1 Planning Board - August 3, 2023 ITEM: 2 - 9 - 1 Traffic Impact Analysis Planning Board - August 3, 2023 ITEM: 2 - 10 - 1 July 13, 2023 Mr. AJ Anastopoulo, PE DAVENPORT 5917 Oleander Drive, Suite 206 Wilmington, NC 28403 RE: Approval with conditions of the Traffic Impact Analysis (TIA) associated with the proposed 5322 Carolina Beach Road development in New Hanover County, NC. Dear Mr. Anastopoulo, The WMPO, NCDOT, City of Wilmington and New Hanover County staffs have reviewed the 5322 Carolina Beach Road residential development TIA (sealed June 28, 2023) and based on the information provided to date, it is our understanding that the proposed development has a build out year of 2025 and will consist of: ITE Land Use Code 215 Single Family attached residential – 35 DU ITE Land Use Code 220 Multi-Family (low-rise) residential – 165 DU The following improvements are required of the developer: US 421 (Carolina Beach Rd) at SR 1247 (Antoinette Dr)/Industrial Park Dr (Signalized Intersection) • Construct a northbound left turn lane on SR 1247 (Antoinette Dr) with 200 feet of storage, appropriate full-width deceleration and taper. • Provide a four-section FYA for the northbound and southbound left turn lanes. • Modify the signal plan to accommodate the above improvements. US 421 (Carolina Beach Rd) at SR 1575 (Service Road) near car wash (Existing Unsignalized Intersection) • No improvements are required. US 421 (Carolina Beach Rd) at NC 132 (College Rd)/SR 1521 (Piner Rd) (Existing Signalized Intersection) • No improvements are required. US 421 (Carolina Beach Rd) at SR 1575 (Service Road) near fire station (Existing Signalized Intersection) • No improvements are required. Planning Board - August 3, 2023 ITEM: 2 - 11 - 1 Planning Board - August 3, 2023 ITEM: 2 - 11 - 2 Planning Board - August 3, 2023 ITEM: 2 - 12 - 1 6/28/2023 220280 5322 Carolina Beach Road i EXECUTIVE SUMMARY The 5322 Carolina Beach Road development is located west of US 421 (Carolina Beach Road) and south of Antoinette Drive in Wilmington, NC. It will consist of up to 165 apartments and 35 townhomes. Two access points for the development are proposed, one existing connection on the Service Road that currently functions as the car wash exit, and one on Antoinette Drive. The expected build-out year for this development is 2025. Information regarding the property was provided by GSP Consulting, PLLC Engineering and McAdams Homes, LLC. DAVENPORT was retained to determine the potential traffic impacts of this development and to identify transportation improvements that may be required to accommodate the impacts of the new development traffic. The Transportation Impact Analysis (TIA) was performed based on the scope agreed upon with WMPO. This site has a trip generation potential of 1349 daily trips, 87 trips in the AM peak hour, and 109 trips in the PM peak hour. In conclusion, this study has determined the potential traffic impacts of this development and recommendations have been given where necessary to mitigate the impacts of future traffic. The analysis indicates that with the recommended improvements in place, the proposed site is not expected to have a detrimental effect on transportation capacity and mobility in the study area. The recommendations summarized in Figure A and in Table A should be constructed to comply with applicable NCDOT Policy on Street and Driveway Access to North Carolina Highways and local standards. Planning Board - August 3, 2023 ITEM: 2 - 12 - 2 6/28/2023 220280 5322 Carolina Beach Road ii Table A – Recommended Improvements INTERSECTION RECOMMENDATIONS US 421 and Antoinette Drive (signalized) Signal timing adjustments. US 421 and Service Road (unsignalized- near car wash) No improvements recommended. US 421 and NC 132 (College Road) (signalized) No improvements recommended. US 421 and Service Road (signalized- near fire station) No improvements recommended. Service Road and Site Access 1 (unsignalized- existing car wash exit No improvements are recommended. Design site drive/connection according to applicable NCDOT and City of Wilmington standards. Antoinette Drive and Site Access 2 (unsignalized) No improvements are recommended. Design site drive according to applicable NCDOT and City of Wilmington standards. Planning Board - August 3, 2023 ITEM: 2 - 12 - 3 Public Comments In Support 0 Neutral 0 In Opposition 1 Planning Board - August 3, 2023 ITEM: 2 - 13 - 1 To: New Hanover County Planning and Land Use Re: Item 2: Rezoning Request (Z23-17) 5322 Carolina Beach Road Residential Multi-Family housing development. From: Sharon Alford Dear Planning Board Members: I am a property owner within 500 feet of the parcel boundary of the proposed project for Item 2 Rezoning Request (Z23-17). I am unable to attend this Public Hearing due to work but have a strong voice against such construction. I just received this notice in the mail, as well as my neighbors with our HOA in Citrus Cove, with only 5 days’ notice to this hearing, to prepare to oppose this request. I am writing this letter to express my strong opposition to allowing this land to be developed with a 200 – unit multi-family development. First of all, as residents /property owners within the 500 feet parcel boundary of this proposed property, it came as quite a surprise to my family and neighbors to just recently hear that this was being proposed. This proposed development would be within 500 feet of my property line, and when I purchased this land to build a home for my family, I was advised two certainties on this property. One, I would be allowed to construct an inground pool and two, no other property would be constructed beyond the pond or the proposed area, which is to the left of my home. As I began the HOA procedure for the pool, I was advised that will not happen and now the proposed construction in the exact area we were advised would remain a forest area of landscape, due to the wetland behind my house. My primary concerns are as follows: the fire hazards from this new construction, with so many residents being added, and being so close to our community. The lack of available emergency service workers to maintain this area, after adding an additional 200-units. It is a great concern that a fire, in such a large development would be literal devastation to the homes and structures located so close to this complex. To date, regarding The Myrtle Grove Volunteer Fire Department, there is only 1 Fire and Emergency Station, with only 9 career Firefighters. Our school system just redistricted the middle school students in this area due to overpopulation. Murray Middle School already has a population of 832 students in grades 6-8, with a student /teacher ratio of 17/1, and Myrtle Grove Middle School, grades 6-8, has a population of 715, with a student / teacher ratio of 16/1. Adding an additional 200- unit will max out our already crowded schools and impair the overall academic achievements of these school. We only have 1 high school in this jurisdiction, Eugene Ashley High School, grade 9-12, which has 1,931 students and a student /teacher ration of 18/1. This school is currently rated #6 out of 126 in the National Rankings. Let’s not sacrifice our future to a 200-unit complex. Another issue that also does not seem to be adequately considered is the noise. Our small area was not structured to implement such a huge development, with homes so close to the proposed site and nowhere for the noise to travel freely. The noise would be unacceptable for this community. The environmental impact of the forest area, which is adjacent to the wetlands behind my house is a concern of being destroyed. I have yet to see an Environmental Impact Study for this prosed site. If any information is available, our community should have a right to review the results of such studies. Also, with reference to larger apartment houses, like this proposed 200-unit multi-family housing development, they very often are a parasite, constructed in order to take advantage of the open spaces and attractive surroundings created by our residential districts. Moreover, the coming of one apartment house is followed by others, interfering by their height and bulk, with the free circulation of air and monopolizing the rays of the sun which otherwise would fall upon the smaller homes and bringing, as their necessary accompaniments, the disturbing noises, incident to increased traffic, depriving our children of the privilege of a quiet, open and safe space for play and relaxation. Multifamily apartments lower the value of single-family homes in the neighborhood. Multifamily apartments overburden schools and produce less revenue for local governments and require more infrastructure support. Planning Board - August 3, 2023 ITEM: 2 - 14 - 1 Finally, what is the impact on the traffic flow, and traffic congestion to maintain access to this 200-unit complex on an already congested highway, which just underwent major reconstruction in the past couple of years. Can the roads and infrastructure support the higher population density? Has a Traffic Impact Study been done for this proposal? The single road “Old Carolina Beach Road, which per the diagram provided, reflect that this road will be the main access to this 200-unit complex, and it is a single lane road that cannot handle the additional traffic flow of 200+ additional vehicles, public school transportation vehicles, and emergency vehicles, on a daily basis without the repercussion of major collisions, traffic congestion and even fatalities, as there are no traffic lights to direct traffic of this magnitude, in an area this small that is already a safety issue. Should all of these things not be fully vetted out BEFORE making a proposal? This proposal seems in direct conflict with our own mission statement…” to ensure environmental protection, public safety and a rich quality of life...” As an entity who has vested a career in public service in our community for over 30 years, preserving our community would include preserving forests, water and habitat, it seems ironic that this proposal has gotten this far in such a small location. Please vote against this zoning proposal. I strongly oppose this request to rezone this 12.68 acres for a 200-unit residential multi-family development and I also speak on the behalf of my fellow neighbors in our Citrus Cove HOA community. It is my hope and trust that you will work on this, with the people of this community’s feedback in mind. My Rebuttal: I frankly don’t see any upside to this addition to our community. Just because you can build it – doesn’t mean you should… Our little community of Citrus Cove is a stakeholder in this project and your decision to either accept or reject this proposal, will impact our quality of living in this small, quiet, subdivided neighborhood. It is much easier to make changes on the drawing board than to wait until the construction process. It is also imperative to keep in mind the people who will be impacted by such a proposed addition, is our small community. Sure, buildings that look new and are beautiful can be a success, but what’s really important is that they work for the people in the community which they are meant to serve. Remember what Winston Churchill once said: …”We shape our buildings: Thereafter, they shape us…” If you build it, they will come, as well as the unwelcomed after mass of chaos and destruction in our little community of Citrus Cove. Thank you in advance for your assistance in this matter, Sharon Alford Citrus Cove HOA 902 Dunhill Lane Wilmington, NC 28412 Planning Board - August 3, 2023 ITEM: 2 - 14 - 2 Supplementary Applicant Materials Planning Board - August 3, 2023 ITEM: 2 - 15 - 1 Ca r o l i n a B e a c h R o a d Connections to Townes at Park Place Car Wash Amenity Area Townhomes Apartments Z23-17 Appendix: Concept Plan Planning Board - August 3, 2023 ITEM: 2 - 16 - 1 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: 8/3/2023 Regular DEPARTMENT: Planning PRESENTER(S): Wendell Biddle, Associate Planner CONTACT(S): Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning and Land Use Director SUBJECT: Public Hearing Rezoning Request (Z23-16) – Request by Aaron Hutchens with Summit Design and Engineering Services, applicant, to rezone approximately 1.34 acres zoned R-15, ResidenAal located at 4580 S College Road to (CZD) CB, Community Business for a vehicle service staAon, minor and other limited uses. BRIEF SUMMARY: The applicant is proposing to rezone approximately 1.34 acres from R-15 to (CZD) CB, Condi1onal Community Business zoning district for a maximum 6,000 square foot vehicle service sta1on and other limited uses. The applicant's proposed concept plan includes a 6,000 square foot building with 10 bay doors, five on the eastern side of the building and five on the western. The structure is oriented so that the western side faces the S. College Road corridor. The concept plan proposes two points of access, one from S. College Road and the other from Jasmine Cove Way. NCDOT has noted a preference to restrict access to the site with Jasmine Cove Way being the only thoroughfare to the site. Elimina1ng the S. College Road access point would prevent addi1onal driveway cuts into the S. College Road corridor. A Type A: Opaque Buffer has been included in the concept plan with a condi1on from the applicant assuring this buffer type which can include either fencing, a berm, or a combina1on of the three; will be used as a separa1on between the rear of the property and the adjacent residen1ally zoned parcel. The property line along Jasmine Cove Way will consist of street yard plan1ngs and a condi1on has been made ensuring that the remaining trees post site development, are to be retained. The R-15 district in this area was established in 1969. At the 1me, the purpose of the R-15 district was to ensure housing served by private sep1c and wells would be developed at low densi1es. While the site is zoned R-15, the S. College Road corridor is a heavily traveled roadway. The majority of the surrounding area is zoned R-15. West of the proposed project is a CZD R-5 development and a City of Wilmington single family residen1al neighborhood. Northeast of the corridor is a PD (Planned Development) zone. The purpose of the CB district is to provide lands that accommodate the development, growth, and con1nued opera1on of businesses that serve surrounding neighborhoods with goods and services needed for a variety of daily and long-term purposes. Development in the CB district should be designed in a form and at a scale that is both walkable and accessible to vehicles, and located at intersec1ons and along streets that will allow mul1ple neighborhoods access to the district's businesses. CB district lands can serve as a buffer between higher density/intensity development and moderate or low density mul1-family and single family neighborhoods. The CB Planning Board - August 3, 2023 ITEM: 3 district requires addi1onal standards for minor vehicle service sta1ons that include a prohibi1on on towing opera1ons, no outdoor storage of merchandise, restric1ons on automo1ve sales, 1me limits for on-site overnight vehicle storage, and other nuisance protec1ons. In addi1on to the use of Vehicle Service Sta1on, Minor, the applicant has provided a condi1on limi1ng possible future uses to: Business Service Center; Repair Shop; Offices for Private Business and Professional Ac1vi1es; Retail Sails, General; and Child Care Center. As currently zoned, the subject site could accommodate a maximum of three dwelling units under the performance residen1al standards. It is es1mated the site would generate approximately 2 AM and 3 PM peak hour trips if developed at the permiFed density for development in the R-15 district. The proposed CB development is es1mated to generate 66 AM and 67 PM peak hour trips based on the highest traffic genera1ng use of Child Care Center at the proposed maximum building square footage proposed in the applica1on. The proposed project would result in an increase of approximately 64 AM and 64 PM peak hour trips. The traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). The proposed project is located along a major arterial highway that is currently nearing planning capacity. Within the area there are currently two higher density residen1al projects under development. Of the two, the Whiskey Branch Planned Development required a TIA. Though this project's impact was not considered in that TIA, general traffic growth in the area was included with recommended improvements to accommodate future growth. The proposed project's peak hour traffic genera1on is below the 100 peak hour threshold required a traffic impact analysis; however, NCDOT will review the project through the driveway permiHng process, to iden1fy any required improvements to the site. Due to the site's size and proximity to the S. College Road corridor the parcel is less likely to be developed residen1ally. This proposal would provide commercial services closer to the surrounding residen1al housing, reducing travel 1me to these services. However, the proposed development would be the only transi1onal commercial use along this por1on of S. College Road. While the immediate por1on of the S. College Road corridor has not seen commercial growth, the CB district is designed to provide lands to accommodate development of businesses that serve surrounding neighborhoods with goods and services needed for a variety of daily and long-term purposes. The Comprehensive Plan designates this site as Community Mixed Use, which focuses on small-scale, compact, mixed use development paFerns that serve all modes of travel and act as an aFractor for county residents and visitors. Types of appropriate uses include office, retail, mixed use, recrea1onal, commercial, ins1tu1onal, and mul1-family and single- family residen1al. The proposed CZD CB zoning for Vehicle Service Sta1on, Minor; Business Service Center; Repair Shop; Offices for Private Business and Professional Ac1vi1es; Retail Sales, General; and Child Care Center are generally CONSISTENT with the types of uses encouraged in the Community Mixed Use place type. STRATEGIC PLAN ALIGNMENT: RECOMMENDED MOTION AND REQUESTED ACTIONS: Staff's recommenda1on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera1ons, and Planning Board - August 3, 2023 ITEM: 3 technical review. The proposed land use, Minor Vehicle Service Sta1on, is expected to have a minimal impact on the adjacent proper1es and could serve as an appropriate transi1on between the established residen1al and commercial uses located between it and the Monkey Junc1on growth node. Furthermore, the proposal seeks to add a Type-A Opaque Buffer between it and its adjacent neighbor to the south. While staff would prefer if the site were designed with public sewer connec1ons and if the bay doors were oriented in such a way that they did not face the S. College Road corridor, both considera1ons are beyond the scope of the Comprehensive Plan’s guidance and county development standards. As a result, Staff recommends approval of the proposal and suggests the following mo1on with the proposed condi1ons: 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 the project provides for the types of commercial uses recommended in the Community Mixed Use place type. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the proposal allows a service-oriented use that could serve as an appropriate transi1on between the highway and exis1ng residen1al uses. Proposed CondiAons: 1. A Type A: Opaque Buffer yard shall be provided along the rear property line of the abuHng residen1al lot located on S. College Road. The buffer will taper from a 20 K. wide vegeta1ve cover to a span of 10 K. wide consis1ng of vegeta1ve cover and a fence buffer. 2 . A street yard buffer shall be provided along the property line that borders Jasmine Cove Way consis1ng of an 18 K. wide vegeta1ve field that tapers to a 10 K. wide space, omiHng the Jasmine Cove Way access point. 3. Planning staff may accept changes to the driveway access loca1ons as required by NCDOT. 4 . Exis1ng trees iden1fied on the concept plan shall be retained on site that are not required for removal due to essen1al site improvements. 5 . Applicant is required to have a soil scien1st evaluate the Class III soil on site to ensure that the loca1on can accommodate a sep1c system. Applicant with seek an alterna1ve sep1c system or 1e into the CFPUA line in the event that the Class III soil prevents the use of a sep1c system. 6. PermiFed uses shall be limited to Vehicle Service Sta1on, Minor; Business Service Center; Repair Shop; Offices for Private Business and Professional Ac1vi1es; Retail Sails, General; and Child Care Center. AlternaAve MoAon for Denial (If based on informa1on provided at the public hearing, or other considera1on beyond the scope of the staff review, the Board finds denial appropriate). I move to recommend DENIAL for the proposed rezoning. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for the type of commercial uses recommended in the Community Mixed Use place type, I find recommending DENIAL of the rezoning request is reasonable and in the public interest because the proposal is not similar in use and intensity to other nearby uses and would not serve as a benefit as it does not provide an appropriate transi1on between adjacent land uses. ATTACHMENTS: Descrip1on Z23-16 PB Script Z23-16 PB Staff Report Planning Board - August 3, 2023 ITEM: 3 Z23-16 Zoning Map Z23-16 Future Land Use Map Z23-16 Mailout Map Application Cover Sheet Application Materials Concept Plan Cover Sheet Concept Plan COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager) Planning Board - August 3, 2023 ITEM: 3 PLANNING BOARD SCRIPT for Zoning Map Amendment Application (Z23-16) Request by Aaron Hutchens with Summit Design and Engineering Services, applicant, to rezone approximately 1.34 acres zoned R-15, Residential located at 4580 S College Road to (CZD) CB, Community Business for a vehicle service station, minor and other limited uses. 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 an additional 5 minutes for rebuttal. 2. Conduct Hearing, as follows: a. Staff presentation b. Applicant’s and supporters’ presentation (up to 15 minutes) c. Opponent’s presentation (up to 15 minutes) d. Applicant’s and supporters’ rebuttal (up to 5 minutes) e. Opponent’s rebuttal (up to 5 minutes) f. Staff review of any additional conditions 3. Close the public hearing 4. Board discussion 5. Before we proceed with a motion and vote, I would like to invite the applicant to the podium. Based on the Board discussion and items presented during the public hearing, would you like withdraw your petition, request a continuance, or proceed with a vote? 6. 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. Example Motion for Approval 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 the project provides for the types of commercial uses recommended in the Community Mixed Use place type. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the proposal allows a service-oriented use that could serve as an appropriate transition between the highway and existing residential uses. Proposed Conditions: 1. A Type A: Opaque Buffer yard shall be provided along the rear property line of the abutting residential lot located on S. College Road. The buffer will taper from a 20 ft. wide vegetative cover to a span of 10 ft. wide consisting of vegetative cover and a fence buffer. 2. A street yard buffer shall be provided along the property line that borders Jasmine Cove Way consisting of an 18 ft. wide vegetative field that tapers to a 10 ft. wide space, omitting the Jasmine Cove Way access point. 3. Planning staff may accept changes to the driveway access locations as required by NCDOT. Planning Board - August 3, 2023 ITEM: 3 - 1 - 1 4. Existing trees identified on the concept plan shall be retained on site that are not required for removal due to essential site improvements. 5. Applicant is required to have a soil scientist evaluate the Class III soil on site to ensure that the location can accommodate a septic system. Applicant with seek an alternative septic system or tie into the CFPUA line in the event that the Class III soil prevents the use of a septic system. 6. Permitted uses shall be limited to Vehicle Service Station, Minor; Business Service Center; Repair Shop; Offices for Private Business and Professional Activities; Retail Sails, General; and Child Care Center. Alternative Motion for Denial (If based on information provided at the public hearing, or other consideration beyond the scope of the staff review, the Board finds denial appropriate). I move to recommend DENIAL for the proposed rezoning. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for the type of commercial uses recommended in the Community Mixed Use place type, I find recommending DENIAL of the rezoning request is reasonable and in the public interest because the proposal is not similar in use and intensity to other nearby uses and would not serve as a benefit as it does not provide an appropriate transition between adjacent land uses. Example Motion for Denial I move to RECOMMEND DENIAL of the proposed rezoning to a Conditional RMF-L district. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposed density is in line with the residential housing densities outlined for the General Residential place type, I find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest because the proposal will adversely impact existing and future non-residential development along an industrialized corridor and would also result in the loss of industrially zoned land. Alternative Motion for Approval/Denial: I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) CB district. I find it to be [Consistent/Inconsistent] with the purposes and intent of the Comprehensive Plan because [insert reasons] __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable and in the public interest because [insert reasons] __________________________________________________________________________ __________________________________________________________________________ Planning Board - August 3, 2023 ITEM: 3 - 1 - 2 Z23-16 Staff Report PB 8.3.2 Page 1 of 14 STAFF REPORT FOR Z23-16 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z23-16 Request: Rezoning to a Conditional CB district Applicant: Property Owner(s): Aaron Hutchens with Summit Design and Engineering Services Arab Shrine Club H Corporation Location: Acreage: 4580 S. College Road 1.34 PID(s): Comp Plan Place Type: R07114-004-001-000 Community Mixed Use Existing Land Use: Proposed Land Use: Undeveloped Vehicle Service Station, Minor Current Zoning: Proposed Zoning: R-15, Residential (CZD) CB SURROUNDING AREA LAND USE ZONING North Fraternal lodge, Single-Family Residential R-15 East Single Family Residential & S. College Rd. R-15 South Religious Assembly R-15 West Attached Single-family Residential, City of Wilmington R-5; COW MD-10 Zoning Planning Board - August 3, 2023 ITEM: 3 - 2 - 1 Z23-16 Staff Report PB 8.3.2 Page 2 of 14 ZONING HISTORY October 15, 1969 Initially zoned R-15 (Area Masonboro) COMMUNITY SERVICES Water/Sewer Water services are available through CFPUA. CFPUA sewer will require a mainline extension of approximately 850 feet. The applicant is proposing a private septic system which requires review and approval by New Hanover County Environmental Health. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Myrtle Grove Schools Williams Elementary, Myrtle Grove Middle, and Ashley High Schools Recreation No nearby public recreation CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Aerial Planning Board - August 3, 2023 ITEM: 3 - 2 - 2 Z23-16 Staff Report PB 8.3.2 Page 3 of 14 APPLICANT’S PROPOSED CONCEPTUAL PLAN Includes Staff Markups • The applicant is proposing to construct a maximum 6,000 square foot vehicle service station. • The proposed building includes 5 bay doors on the eastern and western sides of the building. The western side of the building faces the S. College Road corridor. • Two driveways are shown providing access from Jasmine Cove Way and S College Road. NCDOT has stated a preference for restricting access to Jasmine Cove Way. A condition has been included allowing staff to accept changes to the driveway locations as required by NCDOT. • Though public sewer through CFPUA is available through a mainline extension of approximately 850 ft., a septic repair area is identified on the western portion of the property. • Two stormwater ponds are included on the concept plan along with an enclosed dumpster area on the southern portion of the property. • A Type A: Opaque Buffer has been included in the concept plan. A condition has been included with the application assuring this buffer type which can include either fencing, a berm, vegetation, or a combination of the three. • The concept plan details the Type A: Opaque Buffer as a vegetative partially fenced separation along the rear of the property adjacent to the residentially zoned parcel. Approximately 250 ft. of the property line consists of a 10 ft. wide vegetative and fenced S Co l l e g e Ro a d Jasmine Cove Way 6000 Sq. ft. 10 Bay Bldg. R-15 Non-residential use - religious Storm Water Pond R-15 Non-residential use - fraternal order Septic Field Planning Board - August 3, 2023 ITEM: 3 - 2 - 3 Z23-16 Staff Report PB 8.3.2 Page 4 of 14 buffer before tapering into a 20’ vegetation only buffer that spans approximately 200 feet. • The property line along Jasmine Cove Way consists of street yard plantings that transition from 18 ft. to 10 ft wide. • A condition has been provided to retain the existing trees identified on the concept plan that are not required for removal due to site development. PROPOSED ELEVATIONS Proposed Front Elevation Facing S. College Road Proposed Rear Elevation ZONING CONSIDERATIONS • The R-15 district in this area was established in 1969. At the time, the purpose of the R-15 district was to ensure housing served by private septic and wells would be developed at low densities. Since that time, public water and sewer services have become available in the surrounding area and the S. College Road corridor remains primarily zoned R-15 north of Monkey Junction with some moderate and higher density residential districts and multi- family developments in the area. • While the site is zoned R-15, the S. College Road corridor is a heavily traveled roadway. The majority of the surrounding area is zoned R-15. West of the proposed project is a CZD R-5 development and a City of Wilmington single family residential neighborhood. Northeast of the corridor is a PD (Planned Development) zone. • As currently zoned, the subject site could accommodate a maximum of three dwelling units under the performance residential standards. 27’-8” 21’-1 ” Planning Board - August 3, 2023 ITEM: 3 - 2 - 4 Z23-16 Staff Report PB 8.3.2 Page 5 of 14 • The proposed Minor Vehicle Service Station use is defined as operations that involve repairs of small and/or personal vehicles consisting of tune ups, oil changes, chassis lubrication, tire change or repair, wheel alignment, and muffler repair or installation. • The CB district requires additional standards for minor vehicle service stations that include a prohibition on towing operations, no outdoor storage of merchandise, restrictions on automotive sales, time limits for on-site overnight vehicle storage, and other nuisance protections. • In addition, the applicant has proposed the following limited uses: o Business Service Center: An establishment engaged in providing mailbox rental and other postal and mailing services; copy centers or shops engaged in providing photocopying, duplicating, blueprinting, and other document copying services without also providing print services; and businesses providing a range of office support services, such as mailing services, document copying services, facsimile services, word processing services, on-site computer rental services, and accessory office product sales. o Repair Shop: Establishments engaged in repairing and maintaining consumer electronics, computer and office machines, household appliances, home and garden equipment, furniture, and related equipment. o Offices for Private Business and Professional Activities: Establishments primarily engaged in the day-to-day administrative or clerical services for businesses or other organizations that provide professional or other services to the general public on a walk-in or appointment basis in an office setting. o Retail Sales, General: Commercial enterprises that provide goods and/or services for sale, lease, or rental directly to the consumer. Examples include stores selling, leasing, or renting consumer, home, and business goods such as art, clothing, dry goods, electronic equipment, furniture, garden supplies, hardware, jewelry, pet food, and printed material. o Child Care Center: An arrangement where, at any one time, there are three or more preschool-age children or nine or more school-age children receiving child care, unless excluded by NCGS 110-86(2). • While the adjacent property to the south is zoned residentially a transitional buffer is not required due to the non-residential use of the property as a church. The applicants have provided a condition requiring an opaque 10ft. buffer with fence along the southern property line. • The UDO contains controls on exterior lighting on the site, and the maximum illumination levels at the common property line with the residential properties to the west shall not exceed 0.5-foot candles. • If approved, the project would be subject to the 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. Planning Board - August 3, 2023 ITEM: 3 - 2 - 5 Z23-16 Staff Report PB 8.3.2 Page 6 of 14 AREA SUBDIVISIONS UNDER DEVELOPMENT Planning Board - August 3, 2023 ITEM: 3 - 2 - 6 Z23-16 Staff Report PB 8.3.2 Page 7 of 14 TRANSPORTATION Planning Board - August 3, 2023 ITEM: 3 - 2 - 7 Z23-16 Staff Report PB 8.3.2 Page 8 of 14 CURRENT CONDITIONS Intensity of Current Zoning Maximum of 3 Single Family homes PROPOSED ACCESS Primary Access S. College Rd Secondary Access Jasmine Cove Way EXISTING ROADWAY CHARACTERISTICS Affected Roadway S. College Rd Jasmine Cove Way Type of Roadway NCDOT major arterial Local Road Roadway Planning Capacity (AADT) 41,369 N/A Latest Traffic Volume (AADT) 40,000 N/A Latest WMPO Point-in-Time County (DT) N/A N/A Current Level of Congestion Nearing Capacity N/A Sources Source of Planning Capacity: WMPO Source of Latest Traffic Volume: NCDOT (2021) (for Carolina Beach Road) Source of WMPO Point-in-Time County: WMPO (2022) NEARBY NCDOT STIP ROADAWAY PROJECTS U-5702B – S. College Rd. Improvements Access management and time travel improvements along College Road between Shipyard Boulevard and Carolina Beach Road. TRAFFIC GENERATION Traffic Generated by Present Designation Traffic Generated by Proposed Designation Potential Impact of Proposed Designation AM Peak Hour Trips 2 66 +64 PM Peak Hour Trips 3 67 +64 TRAFFIC IMPACT ANALYSIS (TIA) 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). Planning Board - August 3, 2023 ITEM: 3 - 2 - 8 Z23-16 Staff Report PB 8.3.2 Page 9 of 14 SUMMARY The proposed project is located along a major arterial highway that is currently nearing planning capacity. The concept plan proposes two driveway access points, one on S. College and the other Jasmine Cove Way. However, NCDOT has stated a preference that Jasmine Cove Way be the only access point to the site. Within the area there are currently two higher density residential projects under development. Of the two, the Whiskey Branch Planned Development required a TIA. Though this project’s impact was not considered in that TIA, general traffic growth in the area was included with recommended improvements to accommodate future growth. The proposed project’s peak hour traffic generation is below the 100 peak hour threshold requiring a traffic impact analysis; however, NCDOT will review the project through the driveway permitting process, to identify any required improvements to the site. ENVIRONMENTAL • The property is not within a Natural Heritage Area. • The property is not located within a Special Flood Hazard Area. • The property is within both the Barnards and Whiskey Creek watershed. • Though CFPUA water is available, CFPUA sewer will require an approximate 850’ mainline extension to serve the site. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Lynn Haven (Ly) fine sand, a Class III soil with severe limitations that requires extensive modification and intensive maintenance. If the soil is unable to support septic, the applicant will pursue an alternative septic system and or begin the process to tie into the sewer. • The applicant has proposed a septic system which will require review and approval by NHC Environmental Health. • According to Environmental Health, the applicant is advised to seek the assistance of a private soil scientist due to the poor soil quality. This is to verify if septic can be achieved on site. OTHER CONSIDERATIONS New Hanover County Strategic Plan • On July 17, 2023, the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-2028. This plan focuses on three core areas: workforce and economic development, community safety and well-being, and sustainable land use and environmental stewardship. • The plan’s community-focused outcomes related to planning projects include that through planned growth and development, residents have access to their basic needs and natural areas and critical environmental features are enhanced and protected. • Planning staff is currently developing a new strategic plan framework for considering those goals as part of rezoning requests. Planning Board - August 3, 2023 ITEM: 3 - 2 - 9 Z23-16 Staff Report PB 8.3.2 Page 10 of 14 Representative Developments Representative Developments of R-15 (Existing Zoning): Cottage Grove 6505 Carolina Beach Road Planning Board - August 3, 2023 ITEM: 3 - 2 - 10 Z23-16 Staff Report PB 8.3.2 Page 11 of 14 Representative Developments of Proposed Use: Express Oil Change on Market Street in Wilmington Context and Compatibility • The property is located at the intersection of Jasmine Cove Way and S. College Road north of the Monkey Junction intersection. • Due to the site’s size and proximity to the College Road corridor the parcel is less likely to be developed residentially. • The proposed development is located approximately 1 mile north of the Monkey Junction growth node. • The proposal would provide commercial services closer to the surrounding residential housing, reducing travel time to these services. However, the proposed development would be the only transitional commercial use along this portion of S. College Road. • The area north of the Monkey Junction growth node has experienced higher density residential development approvals with the Whiskey Branch Planned Development and nearby multi-family residential projects. • While the immediate portion of the S. College Road corridor has not seen commercial growth, the CB district is designed to provide lands to accommodate development of businesses that serve surrounding neighborhoods with goods and services needed for a variety of daily and long-term purposes. • Nearby residential development to the west, within the City of Wilmington, is zoned MD- 10, a moderate density district intended for attached and single-family residential development. Planning Board - August 3, 2023 ITEM: 3 - 2 - 11 Z23-16 Staff Report PB 8.3.2 Page 12 of 14 • The Community Business (CB) district is designed to provide lands that accommodate the development, growth, and continued operation of businesses that serve surrounding neighborhoods with goods and services needed for a variety of daily and long-term purposes. This includes the proposed use, Minor Vehicle Service Station. • Additionally, though zoned residentially, the adjacent parcels to the north and south are both existing non-residential uses that currently act as transitions between the highway and low density residential uses to the west. 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 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. Planning Board - August 3, 2023 ITEM: 3 - 2 - 12 Z23-16 Staff Report PB 8.3.2 Page 13 of 14 Analysis The subject property is located at the intersection of Jasmine Cove Way and S. College Road north of the Monkey Junction intersection. Due to the site’s size and proximity to the College Road corridor, the parcel is less likely to be developed residentially. The Community Mixed Use place type includes commercial uses and encourages infill development along highway corridors. In addition to serving as a transition between the highway and neighboring residential uses, the proposed project will provide a use that could be appropriate in nodes as well as transitional areas while providing service to nearby residents. Additional conditions have been provided to preserve trees, accommodate access, and provide additional buffers to neighboring property. Consistency Recommendation The proposed CZD CB zoning for Vehicle Service Station, Minor; Business Service Center; Repair Shop; Offices for Private Business and Professional Activities; Retail Sails, General; and Child Care Center are generally CONSISTENT with the types of uses encouraged in the Community Mixed Use place type. STAFF RECOMMENDATION Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning considerations, and technical review. The proposed land use, Minor Vehicle Service Station, is expected to have a minimal impact on the adjacent properties and could serve as an appropriate transition between the established residential and commercial uses located between it and the Monkey Junction growth node. Furthermore, the proposal seeks to add a Type-A Opaque Buffer between it and its adjacent neighbor to the south. While staff would prefer if the site were designed with public sewer connections and if the bay doors were oriented in such a way that they did not face the S. College Road corridor, both considerations are beyond the scope of the Comprehensive Plan’s guidance and county development standards. As a result, Staff recommends APPROVAL of the proposal and suggests the following motion with the 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 the project provides for the types of commercial uses recommended in the Community Mixed Use place type. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the proposal allows a service-oriented use that could serve as an appropriate transition between the highway and existing residential uses. Proposed Conditions: 1. A Type A: Opaque Buffer yard shall be provided along the rear property line of the abutting residential lot located on S. College Road. The buffer will taper from a 20 ft. wide vegetative cover to a span of 10 ft. wide consisting of vegetative cover and a fence buffer. Planning Board - August 3, 2023 ITEM: 3 - 2 - 13 Z23-16 Staff Report PB 8.3.2 Page 14 of 14 2. A street yard buffer shall be provided along the property line that borders Jasmine Cove Way consisting of an 18 ft. wide vegetative field that tapers to a 10 ft. wide space, omitting the Jasmine Cove Way access point. 3. Planning staff may accept changes to the driveway access locations as required by NCDOT. 4. Existing trees identified on the concept plan shall be retained on site that are not required for removal due to essential site improvements. 5. Applicant is required to have a soil scientist evaluate the Class III soil on site to ensure that the location can accommodate a septic system. Applicant with seek an alternative septic system or tie into the CFPUA line in the event that the Class III soil prevents the use of a septic system. 6. Permitted uses shall be limited to Vehicle Service Station, Minor; Business Service Center; Repair Shop; Offices for Private Business and Professional Activities; Retail Sails, General; and Child Care Center. Alternative Motion for Denial (If based on information provided at the public hearing, or other consideration beyond the scope of the staff review, the Board finds denial appropriate). I move to recommend DENIAL for the proposed rezoning. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for the type of commercial uses recommended in the Community Mixed Use place type, I find recommending DENIAL of the rezoning request is reasonable and in the public interest because the proposal is not similar in use and intensity to other nearby uses and would not serve as a benefit as it does not provide an appropriate transition between adjacent land uses. Planning Board - August 3, 2023 ITEM: 3 - 2 - 14 Planning Board - August 3, 2023 ITEM: 3 - 3 - 1 Planning Board - August 3, 2023 ITEM: 3 - 4 - 1 Planning Board - August 3, 2023 ITEM: 3 - 5 - 1 Initial Application Documents & Materials Planning Board - August 3, 2023 ITEM: 3 - 6 - 1 Page 1 of 7 Conditional Zoning District Application – Updated 06-2023 NEW HANOVER COUNTY_____________________ DEPARTMENT OF PLANNING & LAND USE 230 Government Center Drive, Suite 110 Wilmington, North Carolina 28403 Telephone (910) 798-7165 nhcgov.com/528/Planning-Land-Use CONDITIONAL ZONING APPLICATION This application form must be completed as part of a conditional zoning 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 10.3.3 of the Unified Development Ordinance. Public Hearing Procedures (Optional) Pre-Application Conference 1 Community Information Meeting 2 Application Submittal & Acceptance 3 Planning Director Review & Staff Report (TRC Optional) 4 Public Hearing Scheduling & Notification 5 Planning Board Hearing & Recom- mendation 6 Board of Commissioners Hearing & Decision 7 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 Aaron Hutchens Wilmington Shrine Club Summit Design and Engineering Services 2715 Ashton Dr., Suite 104 4510 S. College Rd Wilmington, NC 28412 Wilmington, NC 28412 919-475-1208 aaron.hutchens@summitde.com 910-443-7281 jtmoore@jtmacoustic.com Attn: Jimmy Moore Planning Board - August 3, 2023 ITEM: 3 - 7 - 1 Page 2 of 7 Conditional Zoning District Application – Updated 06-2023 2. Subject Property Information Address/Location Parcel Identification Number(s) Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification 3. Proposed Zoning, Use(s), & Narrative Proposed Conditional Zoning District: Total Acreage of Proposed District: Maximum Residential Density (if applicable) Maximum Non-Residential Square Footage (if applicable) Please list all of the specific uses that will be allowed within the proposed Conditional Zoning District, the purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the corresponding General Use District are eligible for consideration within a Conditional Zoning District. Planning Board - August 3, 2023 ITEM: 3 - 7 - 2 Page 3 of 7 Conditional Zoning District Application – Updated 06-2023 4. Proposed Condition(s) Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding general use district regulations may be added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process. 5. Traffic Impact Please provide the estimated number of trips generated for the proposed use(s) 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. Note: It is recommended that traffic generation numbers be reviewed by the WMPO prior to application to ensure that the most appropriate ITE land use code is identified and most recent generation rates have been applied. If numbers are verified, please attach a copy of the verification. If numbers have not been verified and the submitted generation numbers must be adjusted, this may result in the application being ineligible to move forward to the intended Planning Board agenda. ITE Land Use(s): Trip Generation Use and Variable (gross floor area, dwelling units, etc.) AM Peak Hour Trips: PM Peak Hour Trips: Planning Board - August 3, 2023 ITEM: 3 - 7 - 3 Page 4 of 7 Conditional Zoning District Application – Updated 06-2023 6. Conditional Zoning District Considerations The Conditional Zoning District procedure is established to address situations where a particular land use would be consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community at-large. The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Zoning district 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 area plans, etc. 2. How would the requested Conditional Zoning district be consistent with the property’s classification on the 2016 Comprehensive Plan’s Future Land Use Map. Promoting small businesses, this automotive service station will bring jobs to the community adding to the economic growth of New Hanover County. Based on the 2016 Comprehensive Plan's Future Land Use Map, this site will be part of the Community Mixed-Use area which supports the zoning that is proposed. Based on the 2016 Comprehensive Plan's Future Land Use Map, this site will be part of the Community Mixed-Use area which supports the zoning that is proposed. This automotive service station fits within the zoning as a small business servicing the community. Planning Board - August 3, 2023 ITEM: 3 - 7 - 4 Page 5 of 7 Conditional Zoning District Application – Updated 06-2023 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? While the current R-15 district promotes residential communities, the New Hanover Comprehensive Plan 2016 fosters economic growth which encourages businesses/ industries to locate and flourish within New Hanover County. The rezoning will allow for small businesses such as the one proposed in this application to become part of the growing need for connectivity of uses in a pedestrian scaled environment. As mentioned in the Comprehensive Plan, the addition of the proposed use will aid New Hanover County in growing a resilient economy and a healthy community. Planning Board - August 3, 2023 ITEM: 3 - 7 - 5 Page 6 of 7 Conditional Zoning District Application – Updated 06-2023 Staff will use the following checklist to determine the completeness of your application. Please verify all of the listed items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as “N/A”. Applications determined to be incomplete must be corrected in order to be processed for further review; Staff will confirm if an application is complete within five business days of submittal. Application Checklist Applicant Initial …This application form, completed and signed (all property owners must sign signatory page) …Application fee: x $600 for 5 acres or less x $700 for more than 5 acres x $300 in addition to base fee for applications requiring TRC review …Community Information Meeting Report (complete and signed by agent or all property owners) …Traffic Impact Analysis if applicable (use of attached report document is recommended) x The official TIA approval letter is recommended prior to this item being placed on the Planning Board meeting agenda. The Planning Board may choose to continue the hearing until the official TIA approval letter is provided. x The official TIA approval letter is required prior to this item being placed on the Board of Commissioners meeting agenda. …Legal description (by metes and bounds) or recorded survey Map Book and Page Reference of the property requested for rezoning …Conceptual Plan including the following minimum elements [Note: If elements beyond the minimum requirements are shown on the concept plan they may be considered conditions of approval if not eligible for approval as minor deviations]: Tract boundaries and total area, location of adjoining parcels and roads x Proposed use of land, building areas and other improvements o For residential uses, include the maximum number, height, and type of units; area to be occupied by the structures; and/or proposed subdivision boundaries. o For non-residential uses, include the maximum square footage and height of each structure, an outline of the area structures will occupy, and the specific purposes for which the structures will be used. x Proposed transportation and parking improvements; including proposed rights-of- way and roadways; proposed access to and from the subject site; arrangement and access provisions for parking areas. x All existing and proposed easements, required setbacks, rights-of-way, and buffers. x The location of Special Flood Hazard Areas. x A narrative of the existing vegetation on the subject site including the approximate location, species, and size (DBH) of regulated trees. For site less than 5 acres, the exact location, species, and sized (DBH) of specimen trees must be included. x Approximate location and type of stormwater management facilities intended to serve the site. x Approximate location of regulated wetlands. x Any additional conditions and requirements that represent greater restrictions on development and use of the tract than the corresponding general use district regulations or additional limitations on land that may be regulated by state law or local ordinance AH AH AH AH AH AH N/A $600 for 5 acres or less ✔ ✔ ✔ ✔ ✔ Planning Board - August 3, 2023 ITEM: 3 - 7 - 6 Planning Board - August 3, 2023 ITEM: 3 - 7 - 7 June 30, 2023 PID (R07114-004-001-000) Project Narrative This project site, located at 4580 South College Drive in Wilmington, NC covers approximately 1.34 acres and is vegetated with Longleaf, Pond, and Loblolly Pines, mixed with Red Maple and Sweetbay Magnolia with an undergrowth of Loblolly Bay. Christian Brothers Automotive is proposing to construct an approximate 6,000 SF facility for a Vehicle Service Station, Minor use as outlined on page 10 of the Principal Use Table in the New Hanover County UDO. This facility will be for minor automotive repair work such as oil changes and air conditioner repair work. The site design proposes a 10-bay structure constructed of brick and mortar, an asphalt parking lot with 30 spaces including ADA spaces, a dumpster enclosure, stormwater treatment devices, and buffers installed as outlined in section 5.4 of the UDO that will add visual appeal to the site from adjacent property owners. Proposed Structure Planning Board - August 3, 2023 ITEM: 3 - 7 - 8 1 Aaron Hutchens From:Jamar Johnson <Jamar.Johnson@wilmingtonnc.gov> Sent:Tuesday, June 27, 2023 2:13 PM To:Aaron Hutchens Cc:Scott James Subject:RE: Conditional Rezoning of 4580 S College Rd Good aŌernoon Mr. Hutchens, I have reviewed the aƩached documents. Regarding the trip generaƟon, I find it to be accurate. Depending on the services offered, ITE Land Use Code 941 Quick LubricaƟon Vehicle Shop may be the more accurate ITE Land Use Code to be applied to the development. However, neither ITE Codes at the proposed square footage would trigger the requirement of a TIA review. The NCDOT may have concerns about the posiƟoning of the driveways on College Rd and Jasmine Cove Way. It is recommended that the driveway on Jasmine Cove be opposite the exisƟng driveway on the northside to reduce the potenƟal for turning conflicts. The locaƟon of the driveway on College Rd is in close proximity to the driveway of the Korean BapƟst Church south of the proposed development. I recommend contacƟng the NCDOT District 3 office to discuss the locaƟon of the driveways and if any road improvements would be required for the driveway access permit. If you have any quesƟons, let me know. Best regards, Jamar Johnson Engineering Associate Wilmington Metropolitan Planning Organization 305 Chestnut Street, 4th Floor Wilmington, NC 28402‐1810 Ph: 910.343.3915 Jamar.Johnson@wilmingtonnc.gov From: Aaron Hutchens <aaron.hutchens@summitde.com> Sent: Tuesday, June 27, 2023 11:06 AM To: Jamar Johnson <Jamar.Johnson@wilmingtonnc.gov> Subject: Conditional Rezoning of 4580 S College Rd Mr. Johnson, Good morning. Our client, ChrisƟan Brothers AutomoƟve, is seeking approval of the subject for a new facility. This new ‘Vehicle Service StaƟon, Minor’ use will be a +/‐6,000sf structure with 10 service bays. At your earliest convenience, could you review and provide feedback on the aƩachments? We are aiming for a July 1st submiƩal for the CondiƟonal Rezoning. Thank you in advance for your Ɵme, Aaron Planning Board - August 3, 2023 ITEM: 3 - 7 - 9 2 Aaron Hutchens Land Development Operations Manager Tel: 910-475-1208 x3128 Cell: 336-392-9457 E‐mail correspondence to and from this address is subject to the North Carolina Public Records Law and may be disclosed to third parties. Links contained in this email have been replaced. If you click on a link in the email above, the link will be analyzed for known threats. If a known threat is found, you will not be able to proceed to the destination. If suspicious content is detected, you will see a warning. CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Planning Board - August 3, 2023 ITEM: 3 - 7 - 10 1 Planning Board - August 3, 2023 ITEM: 3 - 7 - 11 June 14, 2023 Dear Resident, This is a notice for a community information meeting for an upcoming request by Summit Design and Engineering, applicant, on behalf of Christian Brothers Automotive, client, for a Conditional Rezoning from R-15 residential, to CU-CB Conditional Use - Community Business for a Vehicle Service Station, Minor. See attached concept plan. The subject property is approximately 1.34 acres and is located at 4580 South College Road, and is identified as PID (R07114-004-001-000). The purpose of the community information meeting is to explain the proposal and answer questions from meeting attendees. The meeting will be held at the Cedar Cove Assisted Living and Memory Care Facility located at 4200 Jasmine Cove Way, Wilmington, NC 28412 and will begin at 6:30pm on June 27, 2023. For directions or further information, please contact Aaron Hutchens at 910-475-1208 or aaron.hutchens@summtide.com Sincerely, [Signature] Aaron Hutchens Land Development Operations Manager [Sigigigggggigiggigggigigigigigigiggggigigigigiggiggggggiggigigigigiggigigigigigggigigigggigggiggggiggggiggggiiigigggigigiiggggiggggiggiiigggiggiiiigggiiiiggiiggiiiigiiiigiiigiiigiiiigiiigigiigigiiigiigggggggggnannnnture]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]]] Planning Board - August 3, 2023 ITEM: 3 - 7 - 12 1 inch = ft. GRAPHIC SCALE ( IN FEET ) 500 DRAWING ALTERATION IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. COPYRIGHT 2023 SUMMIT DESIGN AND ENGINEERING SERVICES C CONCEPT PLAN FOR CHRISTIAN BROTHERS AUTOMOTIVE 4580 S. COLLEGE RD. WILMINGTON, NC 28412 SITE N 500' ADJACENT PROPERTY OWNERS NOTIFICATION LIMITS 06/26/2023 SK-0 23-0065_presentation vicinity map.dwg S C O L L E G E D R N C O L L E G E D R C R O S S W I N D S D R MOHI C A N T R A I L JASM I N E C O V E W A Y PINE H O L L O W D R WED G E F I E L D D R HIDD E N V A L L E Y R D ABAC O STILL M E A D O W C A R O L I N A B E A C H R D TESLA P A R K D R MA S O N B O R O L O O P R D WOO D S E D G E D R C A R O L I N A B E A C H R D W A Y B R I D G E L N ST A N D R E W S DR SITE LOCATION MAP MYRTLE GROVE MAT T E O D R SILV E R L A K E R D SYL V A T E R R A D R SILV E R T R E E L N SILVER LAKE Planning Board - August 3, 2023 ITEM: 3 - 7 - 13 LH 10 Bay PrototypePlanning Board - August 3, 2023 ITEM: 3 - 7 - 14 Planning Board - August 3, 2023 ITEM: 3 - 7 - 15 06/28/2023 SK-00 23-0065_presentation vicinity map.dwg 1 inch = ft. GRAPHIC SCALE ( IN FEET ) 100 DRAWING ALTERATION IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. COPYRIGHT 2023 SUMMIT DESIGN AND ENGINEERING SERVICES C CONCEPT PLAN FOR CHRISTIAN BROTHERS AUTOMOTIVE 4580 S. COLLEGE RD. WILMINGTON, NC 28412 234 56 78 910 11 12 13 14 15 16 17 18 19 20 21 23 24 25 26 27 28 29 30 31 1 - CROSSWINDS HOA INC 2 - SODINI SANDRA B 3 - HARRISON WILLIAM JUDY F 4 - ROUSE BRIAN MARSHA 5 - PHELPS MICAH R MELISSA M 6 - THIEMAN CRAIG P 7 - ARAB SHRINE CLUB H CORP 8 - JASMINE COVE HOA 9 - POPE JUSTIN W 10 - COOPER ANNE JOETTE 11 - HANERFELD MARGARET W 12 - RODE CLIFFORD 13 - CARLTON CYNTHIA A 14 - GANON CAROLYN LOUISE 15 - GARDNER HENRY E 16 - GRIFFIN KATHERINE MARIE 17 - RIVER BIRCH INVESTMENTS LLC 18 - FORTUNE PLACE HOA INC 19 - VINEYARD COMMUNITY CHURCH 20 - CORBETT JAMES P JR 21 - WILMINGTON KOREAN BAPTIST 22 - ERICH MICHELE MARIE 23 - WOODALL NICHOLAS P 24 - YUSUF ARAFAT A 25 - MAXWELL JAMES M SHELLEY S 26 - HANBY JOHN CARROLL JUSTINA 27 - MANSI SARAH A 28 - RIVENBARK ROGER EARL 29 - HUYNH MY TRAM THI 30 - HUYNH MY TRAM THI 31 - MCKEE DAWN A 32 - 710 MOHICAN LLC 33 - BARNHILL VERA C 34 - LORUSSO ANTONIO JR ROSA 35 - MCMULLEN JENNA R 36 - HARRIS JONATHAN R JENNIFER B 32 22 33 34 35 36 1 ADJACENT PROPERTY OWNERS ADJACENT PROPERTY OWNERS NOTIFIED EXHIBIT 500' PUBLIC NOTIFICATION AREA BACED ON NEW HANOVER COUNTY MAPPING SYSTEM SITE Planning Board - August 3, 2023 ITEM: 3 - 7 - 16 Planning Board - August 3, 2023 ITEM: 3 - 7 - 17 Planning Board - August 3, 2023 ITEM: 3 - 7 - 18 Planning Board - August 3, 2023 ITEM: 3 - 7 - 19 Planning Board - August 3, 2023 ITEM: 3 - 7 - 20 July 7, 2023 Community Meeting Summary The meeting was held at the Cedar Cove Assisted Living and Memory Care Facility located at 4200 Jasmine Cove Way, Wilmington, NC 28412 at 6:30pm on June 27, 2023. A letter was sent out on June 15, 2023, to approximately thirty-four adjacent property owners notifying them of this meeting. This was an informative meeting to share with the surrounding community the plans that Christian Brothers Automotive have for the parcel described in this summary. Primary questions and concerns that were brought up during this meeting were: 1. Trees being demolished removing noise buffer from College Drive. 2. The entrance drive onto Jasmine Cove Way will create more traffic for residents. 3. Residents’ concerns about needing a stop light at College Drive and Jasmine Cove Way and asking us to share their concerns with the appropriate individuals throughout our process. 4. Residents shared concerns that all neighbors did not receive notification of the Community Meeting. Summit representatives provided details on the process and that letters were sent based on those requirements. We shared with the residents who attended this meeting the improvements that will be required for the buffers that will add to the noise buffering and the structure materials that will also add to the buffering of noise along College Drive. Exhibits were used to illustrate the concept plan and elevations of the structure. These exhibits were useful to the residents in understanding the proposed use that Christian Brothers Automotive have for this parcel. Attendees were: Lana Blue at 4409 Jasmine Cove way Lou Smith at 6116 Clairidge Road Michele Erich at 4605 Turtle Dove Court Maria Martin at 4612 Song Sparrow Court Jamie Grimes at 4609 White Ibis Court Billy Green with Christian Brothers Automotive Greg Thompson with Summit Design and Engineering Services Jim Ashley with Summit Design and Engineering Services Aaron Hutchens with Summit Design and Engineering Services Planning Board - August 3, 2023 ITEM: 3 - 7 - 21 Concept Plan Planning Board - August 3, 2023 ITEM: 3 - 8 - 1 28.00 TBM BENCHTIE W W W W W W W UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OHE OHE OHE OHE OH E OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 10 ' W A T E R E A S E M E N T D B 1 7 3 2 - 1 2 3 9 JASM I N E C O V E W A Y 60' P U B L I C R / W ( S . R . 1 5 6 5 ) D B 1 1 1 6 - 2 4 5 N. C . H I G H W A Y # 1 3 2 (S O U T H C O L L E G E R O A D ) 20 0 ' P U B L I C R / W S R 1 3 2 OH E OH E OH E UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O UF O P P P P P P PPPP G G G G G G G G G G G VA N SCM #2 ±1,111 SF POTENTIAL SEPTIC SOILS 2,525 Sf SCM #1 ±1,004 SF PROPERTY INFORMATION: CURRENT OWNER:ARAB SHRINE CLUB HOLDING CORPORATIN DEVELOPER:CHRISTIAN BROTHERS AUTOMOTIVE CORPORATION PARCEL ID#:R07114-004-001-000 JURISDICTION:NEW HANOVER COUNTY CITY:WILMINGTON STATE: NORTH CAROLINA ADDRESS:4580 S. COLLEGE ROAD, WILMINGTON, NC 28412 DEED BOOK/PAGE:1116 / 0245 TOTAL AREA:1.34 AC (58,370 SF) LAND USE:EXISTING USE; UNUSED LAND PROPOSED USE; COMMERCIAL - AUTOMOTIVE SHOP ZONING EXISTING ZONING; R-15 RESIDENTIAL DISTRICT PROPOSED ZONING; CONDITIONAL ZONING, CB - COMMERCIAL BUSINESS DISTRICT ADJACENT ZONING: R-15 RESIDENTIAL DISTRICT (PUBLIC ASSEMBLY AND PLACE OF WORSHIP USE) PARKING REQUIREMENT: REQUIRED: 3/1,000 SF INDOOR OFFICE/WAITING AREA, PLUS 1 PER REPAIR BAY @ 1,150 SF OFFICE/WAITING + 10 BAYS = 12 SPACES TOTAL PROVIDED = 30 SPACES (28 STANDARD, 1 ACCESSIBLE & 1 VAN ACCESSIBLE) REQUIRED STREET YARD LANDSCAPE: 12 SF PER LF OF STREET FRONTAGE @ 706 LF (MINUS DIVEWAY WIDTHS @ 52') = 708 LF 708 X12 = 8,496 SF REQUIRED LANDSCAPING PROVIDED = 8,670 SF SITE INFORMATION VICINITY MAP 20' BUILDING SETBACK 10' WATER EASEMENT N SITE 06/01/2023 SK-1 23-0065_concept.dwg 8' MIN. STREET YARD BUFFER 1 inch = ft. GRAPHIC SCALE ( IN FEET ) 20 10 S P A C E S TRASH 20' TYPE "A" OPAQUE LANDSCAPE BUFFER 18' MAX. STREET YARD BUFFER POTENTIAL EXITING TREE (TYP) 20' BUILDING SETBACK CHRISTIAN BROTHERS AUTOMOTIVE 10-BAY BUILDING ± 6,257 SF 10' STREET YARD BUFFER 6 S P A C E S 5 S P A C E S 10' TYPE "A" OPAQUE LANDSCAPE BUFFER WITH FENCE 9 SPACES 26 ' POTENTIAL 26 '24 ' 24' 26' 9' (TYP.) 18 ' (T Y P . ) 13' 13 ' 29.87' 35.12' NEAREST EXISTING SEWER MH DRAWING ALTERATION IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. COPYRIGHT 2023 SUMMIT DESIGN AND ENGINEERING SERVICES C CONCEPT PLAN FOR CHRISTIAN BROTHERS AUTOMOTIVE 4580 S. COLLEGE RD. WILMINGTON, NC 28412 Planning Board - August 3, 2023 ITEM: 3 - 9 - 1 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: 8/3/2023 Regular DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Development Review Supervisor CONTACT(S): Robert Farrell; Rebekah Roth, Planning & Land Use Director SUBJECT: Preliminary Forum Special Use Permit Request (S23-04) - Request by Douglas Grant, property owner, for the use of Campground and RV Park at three parcels located at 8102, 8104, 8106 Sidbury Road, zoned R-15, Residen>al, and totaling approximately 19.21 acres. BRIEF SUMMARY: The applicant is reques"ng a special use permit for a recrea"onal vehicle (RV) park for a maximum of 66 RV campsites with separate structures for a laundry facility, a clubhouse with restroom and shower facili"es, a pool, and a maintenance building. A passive recrea"on field is proposed adjacent to a stormwater pond with approximately 2.23. acres reserved for required sep"c system(s). A 50-foot vegetated buffer has been provided around the perimeter of the site except along the driveway access to Sidbury Road. The Unified Development Ordinance (UDO) allows campgrounds and RV parks by-right in the B-2 and Planned Development zoning districts. Special use permits are required in residen"al districts in order to evaluate site specific condi"ons of a project. The property currently has full movement access onto Sidbury Road, an NCDOT maintained secondary route. As currently zoned, it is es"mated the site would generate approximately 38 AM and 50 PM peak hour trips. The proposed use would result in an es"mated 14 AM and 18 PM peak hour trips, decreasing the es"mated number of peak hour trips by approximately -24 AM and -32 PM. The es"mated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). The 2016 Comprehensive Plan classifies the subject proper"es as Community Mixed Use. The Community Mixed Use place type focuses on small-scale, compact, mixed use development pa?erns that serve all modes of travel and act as an a?ractor for county residents and visitors. Types of appropriate uses include office, retail, mixed use, recrea"onal, commercial, ins"tu"onal, and mul"-family and single-family residen"al. STRATEGIC PLAN ALIGNMENT: RECOMMENDED MOTION AND REQUESTED ACTIONS: Planning Board - August 3, 2023 ITEM: 4 As this is a preliminary forum the Planning Board does not make a decision or recommenda"on on special use permits. The board is requested to hear the presenta"ons of staff, the applicant, and the public to facilitate an open and transparent discussion of the special use permit applica"on. Ques"ons and comments related to the following topics are encouraged: - Components of the proposal that are not clear or where addi"onal informa"on is needed in order to understand the project, - Advice to the applicant on the presenta"on they will be making to the Board of Commissioners mee"ng, - Advice to the par"es speaking in opposi"on on what they may want to consider when preparing for the Board of - Commissioners mee"ng, and - Advice for both par"es on poten"al issues that should be addressed prior to the public hearing. ATTACHMENTS: Descrip"on S23-04 PB Script S23-04 Zoning Map S23-04 Future Land Use Map S23-04 Mailout Map Application Cover Sheet S23-04 Application Concept Plan Cover Sheet Concept Plan COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager) Planning Board - August 3, 2023 ITEM: 4 SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY FORUM (S23-04) Request by Douglas Grant, property owner, for the use of Campground and RV Park at three parcels located at 8102, 8104, and 8106 Sidbury Road, zoned R-15, Residential, and totaling approximately 19.21 acres. 1. This is a Preliminary Forum. The purpose of this forum is to facilitate an open and transparent discussion of the special use permit application and to provide an opportunity for public comments and questions. Please note per state law, the Planning Board will not be making a decision or recommendation this evening. Instead, the decision on the application will be made during the Board of Commissioners’ quasi-judicial hearing, where public participation will be limited to parties with standing and witnesses providing evidence through sworn testimony. Anyone interested in speaking in support or opposition of the project should sign in and speak tonight at this meeting, regardless of standing in the matter. 2. Staff will introduce the application. Then the applicant will be allowed 15 minutes for their presentation. Following the applicant’s presentation, we will have 20 minutes for public questions and comments, and then allow the applicant time to address them. The Board members will then provide their comments and ask questions of the applicant. At the end, Staff will give an overview of next steps in the special use permit process. We will then close the forum. 3. Conduct forum as follows: a. Staff introduction b. Applicant’ s presentation (up to 15 minutes) c. Public comments and questions (up to 20 minutes – total supporters and opponents) d. Applicant response to public comments and questions. e. Planning Board questions and comments regarding the following items: i. Components of the proposal that are not clear or where additional information is needed in order to understand the project, ii. Advice to the applicant on the presentation they will be making at the Board of Commissioners meeting, iii. Advice to parties speaking in opposition on what they may want to consider when preparing for the Board of Commissioners meeting, and iv. Advice for both parties on potential issues that should be addressed prior to the public hearing. f. Staff overview of next steps and the procedures for the Board of Commissioners meeting. 4. Close the Preliminary Forum. Planning Board - August 3, 2023 ITEM: 4 - 1 - 1 Planning Board - August 3, 2023 ITEM: 4 - 2 - 1 Planning Board - August 3, 2023 ITEM: 4 - 3 - 1 Planning Board - August 3, 2023 ITEM: 4 - 4 - 1 Initial Application Documents & Materials Planning Board - August 3, 2023 ITEM: 4 - 5 - 1 Planning Board - August 3, 2023 ITEM: 4 - 6 - 1 Planning Board - August 3, 2023 ITEM: 4 - 6 - 2 Planning Board - August 3, 2023 ITEM: 4 - 6 - 3 Planning Board - August 3, 2023 ITEM: 4 - 6 - 4 Planning Board - August 3, 2023 ITEM: 4 - 6 - 5 Planning Board - August 3, 2023 ITEM: 4 - 6 - 6 Planning Board - August 3, 2023 ITEM: 4 - 6 - 7 Planning Board - August 3, 2023 ITEM: 4 - 6 - 8 Planning Board - August 3, 2023 ITEM: 4 - 6 - 9 Planning Board - August 3, 2023 ITEM: 4 - 6 - 10 Planning Board - August 3, 2023 ITEM: 4 - 6 - 11 Planning Board - August 3, 2023 ITEM: 4 - 6 - 12 Planning Board - August 3, 2023 ITEM: 4 - 6 - 13 Planning Board - August 3, 2023 ITEM: 4 - 6 - 14 Planning Board - August 3, 2023 ITEM: 4 - 6 - 15 Planning Board - August 3, 2023 ITEM: 4 - 6 - 16 Planning Board - August 3, 2023 ITEM: 4 - 6 - 17 Planning Board - August 3, 2023 ITEM: 4 - 6 - 18 Planning Board - August 3, 2023 ITEM: 4 - 6 - 19 Planning Board - August 3, 2023 ITEM: 4 - 6 - 20 Planning Board - August 3, 2023 ITEM: 4 - 6 - 21 Planning Board - August 3, 2023 ITEM: 4 - 6 - 22 Planning Board - August 3, 2023 ITEM: 4 - 6 - 23 Planning Board - August 3, 2023 ITEM: 4 - 6 - 24 Planning Board - August 3, 2023 ITEM: 4 - 6 - 25 Planning Board - August 3, 2023 ITEM: 4 - 6 - 26 Concept Plan Planning Board - August 3, 2023 ITEM: 4 - 7 - 1 Sidbury R o a d 2 3 4 5 6 7 8 66 65 64 63 62 61 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 34 32 31 30 29 28 27 36 37 38 39 40 41 42 49 48 47 46 45 44 33 EXISTING 50' V E G E T A T I V E B U F F E R E X I S T I N G 5 0 ' V E G E T A T I V E B U F F E R OFFIC E / Laund r y Club a n d Bath H o u s e F a r m R o a d June 26, 2023 This plan is a graphic representation and should be utilized for discussion purposes only. The lot plan approximates existing conditions relating to property boundaries. Plan components may change based upon regulatory and municipal regulations and requirements at time of approvals and/or development activity. Not for construction. 20' Road 16 ' R o a d 16' Road 16' Ro a d 20 ' R o a d 16 ' R o a d 16 ' R o a d 20 ' R o a d POO L STORM WATER POND .75 AC E X I S T I N G D R I V E Conceptual Master Plan S i d b u r y R V P a r k Wilmington,New Hanover County, North Carolina 50 43 52 53 54 55 56 20' Ro a d 16 ' R o a d 16 ' R o a d 51 15 Pa r k i n g s p a c e s Main.Bldg 1 9 35 57 58 59 60 Passive/Active Recreational Area 100' x 200' .40 ac Ped e s t r i a n T r a i l TABULATIONS: NEW HANOVER COUNTY, NORTH CAROLINA ZONING: R-15 PARCEL ID - R02000-003-012-000 R02000-003-013-000 R02000-003-005-000 OVERALL SITE ACREAGE - 19.21 AC (RV Park) REQUIRED OPEN SPACE - .25 ACRES PROVIDED OPEN SPACE - 1.5 ACRES(PASSIVE/ACTIVE AMENITY AREA,POOL, TRAIL AROUND POND) RV SITES - 66 55 - 40' X 75' - 3000 SF 11- 40' X 50' - 2000 SF 50' S E T B A C K 16' 20' 16' 20' 16 ' 20 ' 24 ' 16' 16' 16' 16' PARCEL ID R02000-003-011-000 GRANT DOUGLAS HARRIS PARCEL ID R02000-003-008-000 PARROTT NANCY L PARCEL ID R02000-003-005-004 HUTSON KEVIN PARCEL ID R02000-003-005-005 SOUTHERLAND WILLIAM W ANNA T PARCEL ID R02000-003-010-000 RUSSELLS REACH LLC EXIST I N G 5 0 ' V E G E T A T I V E B U F F E R EX I S T I N G 5 0 ' V E G E T A T I V E B U F F E R PARCEL ID R02000-004-003-000 DEPARTMENT OF TRANSPORTATION 40 ' 50' R V S I T E R V S I T E 40' TYPICAL DIMENSION STANDARD 75 ' 2000 SF 3000 SF 9' 18 ' ON SITE SEPTIC 1.15 AC ON SITE SEPTIC .41 AC ON SITE SEPTIC .28 AC ON SITE SEPTIC .39 AC EXI S T I N G 5 0 ' V E G E T A T I V E B U F F E R 50 ' 50' 50 ' s i g n 26' O'30'6O'120' SCALE: 1''=6O' NORTH 8' HGT. WOOD PRIVACY FENCE 8' HGT. WOOD PRIVACY FENCE 50 ' 50' P u m p H o u s e Pump House DUMPSTER Planning Board - August 3, 2023 ITEM: 4 - 8 - 1