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Res Densities Final Amendment 6.6.24 Residential Density and Infill Draft Amendment 2016 Comprehensive Plan Amendment Location in Plan Appendix Purpose · To address the concerns of residents regarding the impacts of infill developments · To provide tools for staff, the Planning Board, and Board of Commissioners to use in the review and evaluation of rezoning requests while the 2016 Comprehensive Plan is being updated. · To articulate and clarify existing policy interpretations and recommendations around residential density. · To outline recommended transitional design elements between higher intensity and density uses and existing neighborhoods. Components Residential Densities: This section reviews the current density ranges recommended for each place type in the 2016 Comprehensive Plan along with factors that should be evaluated to determine the appropriate level of density for a proposed project. Appropriate densities are tied to site specific constraints and community infrastructure and explained in this portion. This component of the amendment includes: · 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. Recommended Transitional Elements: The demand for more density coupled with the limited amount of developable land has placed more focus on infill development in the County. This is when site design and transitional elements become more important. When adjacent land uses differ in form or function, design features called transitional elements can be used between the adjacent parcels to provide a smooth transition or soften edges between a new development and an existing development. This component describes recommend transitional elements and includes: · 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 – 2024-06 Planning Board Public Hearing Draft Residential Density & Infill Development Guidelines Residential Density Development Guidelines In recent years, New Hanover County has continued to see a growing population. The increased need for more housing and housing options within the County is posing many challenges for development in our existing suburban communities. An increased demand for housing along with rising construction costs have contributed to challenges with housing affordability and desire for more density. As a result, the number of rezonings over the past several years for higher densities has increased and brought more concerns from neighboring residents. The purpose for this amendment is to assist the Boards in evaluating projects for compatibility with existing communities. The 2016 Comprehensive Plan contains guidelines for residential density which have been summarized in this amendment. The 2016 Comprehensive Plan outlines a recommended range of densities for each place type, and the purpose of this amendment is to provide additional guidance on when densities within that range would be appropriate since the entire spectrum of densities may not be suitable 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. The 2016 Comprehensive 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 in the 2016 Comprehensive Plan, 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. The chart on the right details the densities recommended for each place type, as outlined in the 2016 Comprehensive Plan. However, as the County experiences rapid growth and developable land becomes more scarce, the density ranges recommended for each place type should be evaluated. In some instances, the higher density for a specific place type might be more appropriate or vice versa. 2016 Comprehensive Plan Place Type Density Recommendations (units per acre) Rural Residential: All Residential – Up to 3 General Residential: All Residential – Up to 8 Employment Center: Single Family – Up to 8 Multi-Family – Up to 15 Community Mixed Use: Single Family – +/- 8 Multi-Family – Up to 15 Urban Mixed Use: No maximum See Chapter 4: Visualizing the Future for more information Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-06 Planning Board Public Hearing Draft Factors that should be considered when evaluating a proposed project for density are outlined below. Public Water and Sewer Availability: While public water and sewer are being extended to many areas of the unincorporated County, they are still not available in many places. Lower densities should be in areas where water and sewer are unavailable and not in the vicinity of the proposed development. Higher densities may be more appropriate if water and sewer is available or if higher densities are required to ensure that water/sewer infrastructure is used efficiently. Vehicular Access: The roadway network within the county has limited connectivity due to natural barriers and how it has developed over time since counties don’t have the authority to own or build roads. In these areas, densities in the lower end of the range allocated for the place type may be more appropriate, though the size of the parcel may impact the number of trips that result from the project. Higher densities in the place type range would be appropriate for projects located in areas with more roadway capacity or connectivity, and those that improve connectivity for the community. Proximity to Public Transit: Mixed-use place types place an emphasis on transit and multimodal transportation through the requirement of sidewalks on all non-local streets, crosswalks at all intersections, dedicated bicycle lanes or wide outside lanes, and bus access. Features, such as those described, may support densities at the higher end of the range recommended for a place type but would not necessarily override the other considerations. · 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 – 2024-06 Planning Board Public Hearing Draft Proximity to Public Spaces: Lower densities along the outlined range would be recommended for areas that lack public space, such as parks, trails, or pathways that connect to or through adjacent properties. Projects may provide open space beyond minimum requirements to support higher densities. Proximity to Commercial Features: Parcels that abut or are connected to commercial centers through sidewalks, etc. could support densities on the higher end of the range. There may be places where future commercial is planned, like Sidbury Rd., where moderate to higher densities could be appropriate because of the future commercial services envisioned for the area. Flood Plain Hazards: When a parcel is located in a flood zone, less density is recommended, whereas when flood risks are located nearby, moderate density development is recommended. A density on the higher range is recommended for parcels with no flood risk. The county’s Unified Development Ordinance restricts the density in certain zoning districts within flood zones to 2.5 dwelling units per acre; however, current Comprehensive Plan guidance is less clear for parcels completely in the flood zone that are classified as a place type supporting higher densities. Sensitive Environmental Features: Developments should avoid impacts to features such as wetlands, identified natural heritage areas, and stands of old growth trees. Higher density in close proximity to these features may be less appropriate unless the project includes site design features that would limit the impact on the identified features. Affordability: Higher densities, even given other considerations regarding density, could be appropriate given the lack of housing supply affordable to the workforce in the county. Projects would need at least the 20% affordable of up to 120 AMI, but projects with additional affordability or for people 80% AMI and below would be given additional consideration. It should be noted that the infill development guidelines would still be expected to guide development of affordable projects. Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-06 Planning Board Public Hearing Draft Infill Development Guidelines Infill development occurs when a parcel of land is surrounded, either by adjacent properties or nearby parcels, of already developed land. When infill development is proposed, site design of projects becomes more important and transitional elements should be included to ensure compatibility with the character of the existing community. 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 proposed in close proximity to existing lower density and intensity development patterns. Some elements are suggested or recommended for every project, and some are preferred based on individual projects and existing conditions. Sample 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 similar to existing adjacent land use types are encouraged in instances where no change in adjacent land use is anticipated. In areas where development patterns are changing and redevelopment of nearby land is expected to occur, the anticipated intensity of future neighboring development should be considered. When new development is occurring in an area of anticipated redevelopment, the intensity of use may not match the existing intensity of use on adjacent parcels. Transitions between these intensities of land use will look different as opposed to when development patterns are not expected to change. Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-06 Planning Board Public Hearing Draft Building Height Height must be considered when new structures are placed adjacent to existing residential development given that 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. Currently, the County’s Unified Development Ordinance requires transitional buffers when new attached and commercial development is located next to existing residential properties. Additional buffering or retention of existing, taller trees should be used in situations where new structures are taller than what is possible on the adjacent residential properties or when adjacent structures are smaller in scale to reduce impacts on the adjacent properties. Additionally, transitional elements such as landscaping and retention of existing tree buffers are recommended, especially on the border between place types with different recommendations for building height. Trees can provide a scaled approach to soften the additional height of a new development. This is less of a consideration when the same heights are possible on the abutting properties. While transitional buffers are required when new, attached, and commercial development is located next to existing residential properties, additional buffering or retention of existing, taller trees should be used in situations where new structures are taller than what is possible on the adjacent residential properties or when adjacent structures are smaller in scale to reduce impacts on the adjacent properties. Housing diversity is recommended to add visual interest and a scaled approach to incorporating a new development into an existing development. 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 – 2024-06 Planning Board Public Hearing Draft Connectivity Multi-modal 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 required if a connection is available and the streets are public or of the same HOA, by the Unified Development Ordinance, while cul-de-sacs and gated communities that impede connectivity and emergency response are discouraged. It is recommended that if at all possible, the design include additional connections beyond required street connections. An example would be an added connection to an adjacent park or trail to the park. Pathways that enhance the pedestrian experience by providing interconnectivity between different land uses are recommended. The scale, location, and spatial relationship should be evaluated for aesthetic appeal and functionality. Stormwater and Green Infrastructure Features Stormwater ponds are recommended 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. The Unified Development Ordinance considers stormwater ponds as open space if passive recreation is included in the design. Stormwater features would only be considered transitional if these amenities were provided or if the features supported environmental aspects of the property such as wildlife habitat or incorporated native plants. Comprehensive Plan Amendment – Residential Density & Infill Guidelines – 2024-06 Planning Board Public Hearing 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. Service drives, for example, would not be recommended to be located close to an adjacent property owner’s backyard. It would be suggested the service drive was located where any potential noise impact would be reduced. A roadway could be used as a transition between different uses within the infill development. Pedestrian and bicycle circulation is encouraged to be considered when roadways and private drives are designed. Accessory Landscape Elements The County’s Unified Development Ordinance includes provisions for minimum standards for landscaping of parking lots, around buildings, and in the area along the road right-of-way, the streetyard, along with minimum buffering standards. However, there are not minimum standards in place for accessory landscape elements that can assist in ensuring new development is consistent with existing community character. Benches, lighting, and other accessory landscape elements are recommended 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 – 2024-06 Planning Board Public Hearing Draft Landscaping Landscaping features that are inviting and provide visual interest to pedestrians or soften corridors along roads and buildings should be in place. Additional landscaping components are recommended and can assist with providing a pedestrian-oriented scale along roadways and between buildings. For projects of greater intensity than other development in the area, landscaping elements, such as additional canopy trees, native species, etc. should be provided to ensure the overall project’s compatibility with the character of the surrounding area. 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.