Z23-21 PB Presentation 11-2-2023Case #Z23-21
Rezoning Request:
33.54 acres from B-2, I-1 & R-15 to (CZD) RMF-M
Applicant: CIP Construction Company
Property Owner:Bee Safe Porters Neck LLC, Herbert E Parham,
Robert L Yunaska
Robert Farrell
Development Review Supervisor
Planning & Land Use November 2, 2023 Slide 1
Subject Site
Planning & Land Use November 2, 2023 Slide 2
Planning & Land Use November 2, 2023 Slide 3
Existing Site Conditions
Planning & Land Use November 2, 2023 Slide 4
Representative Development of R-15 & B-2
Cottage Grove,
R-15
B-2 Shopping
Plaza in Monkey
Junction
Planning & Land Use November 2, 2023 Slide 5
Representative Developments of Townhomes
Woodlands at
Echo Farms
Planning & Land Use November 2, 2023 Slide 6
Brays Drive Access
Amenity Area
Stormwater Pond
Existing Pond
Planning & Land Use November 2, 2023 Slide 7
Adjacent Open Space
Townhomes
Planning & Land Use November 2, 2023 Slide 8
Planning & Land Use November 2, 2023 Slide 9
Planning & Land Use November 2, 2023 Slide 10
Planning & Land Use November 2, 2023 Slide 11
Trip Generation
Intensity Approximate Peak
Hour Trips
Traffic Generated by Present
Designation (R-15):75 Single-Family Dwellings 53 AM / 71 PM
Traffic Generated by Present
Designation (B-2)22,500 sq ft of Retail 53 AM / 148 PM
Traffic Generated by Proposed
Designation
348 Single-Family Attached
Dwellings
131 AM / 170 PM
Increase in Traffic by Proposed
Designation + 273 Dwelling Units + 25 AM / - 49 PM
Planning & Land Use November 2, 2023 Slide 12
Traffic Impact AnalysisRequired TIA
Improvements
Planning & Land Use November 2, 2023 Slide 13
Brays Drive
Access
Right-turn lane
Estimated Student Generation
Development Type Intensity Estimated Student Generation*
Existing Development Undeveloped Total: 0
(0 elementary, 0 middle, 0 high)
Typical Development under
Current Zoning 75 residential units Total: 16
(7 elementary, 3 middle, 5 high)
Potential Development
under Proposed Zoning
Districts
348 residential units
Total: 73
(31 elementary, 15 middle, 25
high)
Planning & Land Use November 2, 2023 14
Compatibility
•These properties are located in one of the county’s more densely developed corridors and
within one of the three growth nodes.
•Public water and sewer is available in the area which is anticipated to experience additional
commercial and residential growth.
•The site plan places the amenity center closer to Market Street, serving as a transition from
that corridor to the residential development.
•The recently opened Military Cutoff Extension is anticipated to alleviate some traffic
concerns in the Porters Neck area.
Planning & Land Use November 2, 2023 Slide 15
2016 Comprehensive Plan Place Type:
General Residential and Urban Mixed Use
Planning & Land Use November 2, 2023 Slide 16
Staff Recommendation
•The proposed conditional RMF-M district generally consistent with the comprehensive plan because the district is more in line with the densities that are appropriate for properties located in both the Urban Mixed Use and General Residential Place types.
Planning & Land Use November 2, 2023 Slide 17
Applicant Proposed Conditions
1.Access to and from Brays Drive shall be gated and restricted to emergency
vehicles only.
2.Buffers against residential properties are widened beyond New Hanover
County minimum buffer width requirements as shown on the conditional
zoning plan. The buffers and open space areas are variable widths and will
contain a mixture of preserved existing trees and/or augmented vegetation.
3.Areas of buffer and open space outside of essential site improvements and
easements will preserve existing trees that are not dead, dying, or otherwise
hazardous.
Planning & Land Use November 2, 2023 Slide 18
Staff Recommended Conditions
In addition to the applicant proposed conditions:
1.The connection to Brays Drive shall be a full through connection.
2.Bicycle and pedestrian infrastructure shall be installed up to the property line where internal roads connect to adjacent parcels.
3.An overland relief path within a public drainage easement will be provided from the existing pond to the proposed pond outfall.
4.Buildings will be a maximum of three stories.
Planning & Land Use November 2, 2023 Slide 19
20Planning & Land Use November 2, 2023