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Res Densities Draft for Public Comment Residential Density and Infill Draft Amendment 2016 Comprehensive Plan Amendment Location in Plan Appendix Purpose • Articulating and clarifying existing policy interpretations and recommendations around residential density. • Outlining recommended transitional design elements between higher intensity and density uses and existing neighborhoods. Components • A graphic outlining site components to aid in identifying the appropriate density along the scale outlined for a place type. • A narrative outlining how and when the recommendations are intended to be implied. • A chart explaining transitional elements with graphics to assist in identifying the needs and appropriateness for varying situations and how they may be incorporated into infill design projects. Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-05 Public Comment Draft Residential Density & Infill Development Guidelines This plan outlines a recommended range of densities for each place type, but the entire spectrum of densities may not be appropriate for every property or project. Appropriate densities are tied to specific site constraints and community infrastructure, as outlined in the diagram below. Much of New Hanover County’s existing development pattern is low density and makes less efficient use of land resources, as it was developed at a time when water and sewer utilities were not available. This plan envisions a more efficient development pattern, which means that the density of new infill projects may be different from the development pattern of the surrounding community. A greater mix of uses is also encouraged, so higher intensity mixed-use and commercial developments that may have longer hours or more noise may be located in closer proximity to existing neighborhoods than may have been anticipated when those communities were designed. When this occurs, site design of projects becomes more important, and transitional elements should be included to ensure compatibility with the existing community’s character. This also includes cases where higher densities are recommended or necessary to achieve the plan’s goals for housing affordability and clustering of development to reduce the impact on sensitive natural resources. Some common options for transitional elements are outlined in the charts on the following pages and are recommended to be incorporated into site design when higher density and intensity uses are located in close proximity to existing lower density and intensity development patterns. • Water & Sewer unavailable or not planned • Limited Vehicular Access • Flood Plain Hazards in close proximity • Sensitive Environmental Features Present • Affordability – up to 120% of AMI, minimum of 20% • Proximity to Commercial Centers • Proximity to Public Transit • Proximity to Public Spaces • New or Planned Water or Sewer • New or Planned Roadway Improvements Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-05 Public Comment Draft Transitional Elements Land Use While adjacent land uses may not always be similar in form or function, transitions in land use are recommended for projects with a mix of uses or housing forms. The intent of this is to locate higher intensity uses closer to existing higher intensity areas, such as major roadway corridors, and locate lower intensity uses closer to existing lower density and intensity development. Land use types that are similar to existing adjacent land use types are encouraged. Observe if there is a potential transition between land uses and if so, how it is proposed to occur. Building Height New residential and commercial construction is likely to be taller than historic development in the unincorporated county due to market demands, more efficient use of land, and advances in building techniques. It is encouraged that height be considered when new structures are placed adjacent to existing residential development. This may require additional transitional elements, such as landscaping and retention of existing tree buffers, especially on the border between place types with different recommendations for building height. This is less of a consideration when the same heights are possible on the abutting properties. Housing diversity is encouraged. Housing types within surrounding residential developments should be evaluated for characteristics such as height, orientation, setbacks, and scale. Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-05 Public Comment Draft Connectivity Connectivity between common open space both provides a transition between higher intensity and lower intensity areas and allows for larger contiguous and connected green spaces, which serve as an environmental benefit. Street connectivity is encouraged while cul-de-sacs and gated communities that impede connectivity and emergency response are discouraged. Pathways that enhance the pedestrian experience by providing interconnectivity between different land uses are encouraged. The scale, location, and spatial relationship should be evaluated for aesthetic appeal and functionality. Landscaping Landscaping features that are inviting and provide visual interest to pedestrians or soften corridors along roads and buildings are encouraged. Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-05 Public Comment Draft Roadways and Private Drives The layout and design of roadways adjacent to a proposed development should be considered as a transition piece particularly when a more intense use is proposed adjacent to an existing, less intense land use. Pedestrian and bicycle circulation is encouraged to be considered when roadways and private drives are designed. Accessory Landscape Elements Benches, lighting, and other accessory landscape elements are encouraged to provide a pedestrian oriented scale in a transitional space that might occur between a building and roadway or between buildings. Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-05 Public Comment Draft Stormwater and Green Infrastructure Features Stormwater ponds can serve as a transitional buffer between different land uses, adding visual interest and the opportunity for passive recreation if a trail or walkway is also incorporated in the design. Hard Barriers Barriers such as fencing or walls are encouraged in cases when higher intensity uses abut lower intensity uses without a spatial buffer or transitional space. The scale of existing versus proposed development should be considered.