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HomeMy WebLinkAboutWestern Bank Amendment - PB Public Hearing Draft - Final - 2024-07-05 - condensedA CLOSER LOOK AT THE WESTERN BANK (2024) In recent years, parcels along the Western Bank of the Cape Fear River have been the subject of two major development proposals. These requests were met by sizable community concern related to the impact of future development on the character of downtown, natural and cultural resources, and the long-term sustainability of the community. Changing conditions and new research has have raised concerns about the future land use for properties on the Western Bank, leading to a series of public work sessions and a planning study of the area in order to establish a direction for refining the 2016 Comprehensive Plan’s vision for the area, which classified the parcels as Urban Mixed Use, and identifying the steps—through regulations, programs, and investments—necessary to support it. This part of New Hanover County is unique due to its highly visible location across from downtown Wilmington, compound flooding concerns from its position at the junction of two rivers and rising tide levels, the ecology of Eagles Island (which is located primarily in Brunswick County), and its industrial past. While high quality private development is the usual mechanism for redeveloping environmentally contaminated properties, current county policies and regulations are not designed to address potential long-term fiscal and community impacts of new investment in highly floodprone areas. Recommendations for future development in this area may be reconsidered if the rate of flooding changes significantly, new development occurs, or properties currently in private ownership are conserved or dedicated for a public purpose. Currently, land on the Western Bank is zoned primarily for commercial and industrial uses, though many of the parcels are currently vacant. Exceptions include a construction operation and the Old Wilmington Shipyard on the Northern Bank and the U.S.S. North Carolina site on Eagles Island. It is likely that the vacant parcels would qualify as brownfields based on information known about past uses, and at least two parcels are already enrolled in the state brownfields program. While the desire for the Western Bank properties varies by stakeholder, there is has been general agreement that the condition of these properties should not remain industrial brownfields. The County’s general planning approach aims to balance allowing reasonable uses for properties with site-specific practical constraints on development and the impact of function and form on the community as a whole. In response, a new place type, Low-Intensity Downtown Riverfront, was added to the 2016 Comprehensive Plan and applied to privately owned parcels in this area, and the Conservation place type was extended to publicly owned parcels and areas where Coastal Area Management Act (CAMA) Areas of Environmental Concern were most likely to exist. In addition, and new implementation strategies were identified as part of the amendment adding this appendix to the Plan. The Low-Intensity Downtown Riverfront place type, outlined in Chapter 4, works in conjunction with the provisions in this appendix and features low-impact and intensity land uses emphasizes public purposes and uses that complement downtown Wilmington, activate the space, reduce public risk given current and anticipated flooding, protect natural resources, and allow owners to use their private property. It removed the 2016 designation of this land as Urban Mixed Use, the most intensive development pattern outlined for the unincorporated county, which was intended to reflect the development pattern of downtown Wilmington but that did not reflect the area's sensitivety to flooding and infrastructure constraints. In addition, this appendix was added to the Comprehensive Plan to clearly articulate critical existing conditions and resiliency considerations that should be incorporated into any future development or land use planned for this area. PLAN NHC 2016 WESTERN BANK AMENDMENT 2024-07 Planning Board Public Hearing Draft 1 PLAN NHC 2016 WESTERN BANK AMENDMENT Hi s t o r i c & A r c h a e o l o g i c a l R e s o u r c e s 2024-07 Planning Board Public Hearing Draft 2 WESTERN BANK - RESILIENCY COMPONENTS ROADWAYS The roadways leading to the Western Bank parcels are NC- DOT roadways, but private developers would be responsible for upgrades necessary for their projects. To ensure adequate emergency access to structures, roadways and project drives should be elevated a minimum of 2 ft. over current base flood elevation and be designed to facilitate safe vehicle travel and accessibility. More stringent requirements may be required by NCDOT or fire services. PLAN NHC 2016 WESTERN BANK AMENDMENT While many areas of New Hanover County are vulnerable to flooding, the Western Bank is unique as it is subject to regular sunny day saltwater flooding, is comprised of land with lower elevations than in many other places adjacent to the Cape Fear and Northeast Cape Fear Rivers, is impacted by flooding caused by up-stream rain events, and is not protected by hardened features, such as bulkheads, which may not be allowable by current state regulations. As a result, additional resiliency features should be provided for all develop-ment in this area, some of which are outlined here. Resiliency provisions are especially important for mixed-use projects due to in- creased vulnerability of residents. Residential components would also trigger the need for emergency action plans and certifications of ongoing integrity of buildings. Requirements for additional studies, such as No Adverse Impact certifications, may be necessary for new buildings. The extension of CFPUA water and sewer utilities to these properties would need to be carefully consid-ered and may require additional review and maintenance agreements, and extensions to jurisdictions outside of New Hanover County are discouraged. INFRASTRUCTURE CONSIDERATIONS WATER & SEWER UTILITIES Water and sewer lines, as well as pump stations and other critical infrastructure, should be elevated in accordance with regulatory requirements and resiliency best practices. Prior to approving water and sewer utility designs, CFPUA can re- search, develop, and publish updated Technical Guidance for areas such as the Western Bank where frequent and extreme flooding occurs. That guidance would include cross connec- tion and backflow prevention regulatory requirements and best practices to prvent contamination of the water supply from riverwater and sewage overflow during flooding events. ELECTRICAL & COMMUNICATION LINESIt is preferred that, when feasible, utility lines should be buried in waterproof conduits to reduce the risk of damage from flood-waters and wind. If utilities poles must be used, they should be made of materials resistant to corrosion and water damage, such as treated wood, fiberglass, or steel. Note: References to residential and mixed uses have been re- moved as they are no longer part of staff's recommendation. 2024-07 Planning Board Public Hearing Draft 3 STORMWATER TREATMENT Due to flooding concerns and space constraints in this area, stormwater filtration systems have generally been proposed to meet state water quality requirements. To address the impacts of stormwater on adjacent properties, an engineering analy-sis and No-Rise Certification should be required for any new development. PLAN NHC 2016 WESTERN BANK AMENDMENT FLOOD-RESISTANT MATERIALS & DESIGN Because of the frequency of saltwater flooding in this area, any structures and site amenities should be constructed with materials that are less susceptible to water damage and corro- sion, such as stainless steel, concrete, and composite decking. Buildings will be required to be designed with flood openings, vents, or other features that will allow water to enter and exit the structure freely during flooding events, reducing the risk of structural damage. ELEVATION & FLOODPROOFING OF STRUCTURES Buildings and other structures should be designed to reduce the potential impacts of flood events, through elevation or other types of floodproofing. Elevating foundations is generally recommended, though as floating structures and other innova-tive designs are piloted in other floodprone locations and found to be successful, additional options may be identified. STRUCTURE & SITE-DESIGN CONSIDERATIONS LANDSCAPING Landscaped features to help mitigate the effects of saltwater flooding should be incporated, such as planting salt-tolerant plants between structures and the riverbank to help absorb floodwaters and stablize the soil. Some salt-tolerant trees, shrubs, and ground covers appropriate to New Hanover Coun-ty include live oaks, southern magnolias, dwarf yaupon hollies, wax myrtles, liriope, and sea oats. Plants should be monitored for signs of salt damage, such as leaf burn or stunted growth. Alternate landscaping materials may be approved for compliance with brownfield agreements. Note: This image has been changed to provide a local example. 2024-07 Planning Board Public Hearing Draft 4 PLAN NHC 2016 WESTERN BANK AMENDMENT Low-Intensity Downtown Riverfront This place type is specific to the privately owned properties within New Hanover County fronting the western side of the Cape Fear and Northeast Cape Fear Rivers across from downtown Wilmington, bound by the Cape Fear Memorial Bridge and the Isabel Holmes Bridge. This area's industrial past, environmental sensitivities, and high visibility make it unique. A portion of it is also included in the National Register Historic District that covers downtown Wilmington, though most of the land is currently vacant or used for industrial purposes. Development in this area would be challenging due to environmental regulations and infrastructure limitations, and the area is seeing more frequent flooding due to tidal influences, rising water levels, and higher levels of precipitation both locally and up-river. This place type features low-impact and intensity land emphasizes public purposes and uses that contribute to the viewshed of complement downtown Wilmington; result in less traffic, impervious surfaces, and residents than what is possible across the river; activate the space; reduce public risk given current and anticipated flooding; protect natural resources; and allow owners to use their private property. Uses that are less susceptible to flooding impacts and that provide a public benefit, such as recreational and civic uses are encouraged. Commercial and temporary uses, such as warehousing water-related businesses as recommended in the 2022 Economic Mobility Report, and outdoor event spaces, that are less likely to put people at risk are also envisioned. Any residential uses should be limited and associated with a mixed-use project and would need to be designed to be resilient to current and future flood risks so that residents would not be endangered by the impact of intermittent flooding on emergency access or the integrity of construction. Any structures should be designed both for resiliency and to be complementary to downtown Wilmington. Structures within the National Register Historic District should be on the lower end of the recommended height range and all buildings are envisioned to be no taller than the highest point on the U.S.S. North Carolina so it remains the focal point of the viewshed. The following goals from Chapter 3: Framing the Policy will be promoted within the Low-Intensity Downtown Riverfront place type: • Support business success. • Promote fiscally responsible growth. • Conserve and enhance our unique sense of place to attract individuals, companies, and organizations. • Promote place-based economic development in the region that is tied to our natural resources. • Promote environmentally responsible growth. • Conserve environmentally critical areas. Note: References to residential and mixed uses have been re- moved as they are no longer part of staff's recommendation. 2024-07 Planning Board Public Hearing Draft 5 3R dSt I-140 WrightsvilleAve Coll e g e Rd Gordo n R d MarketSt UsHwy74/76 Caus e w a y Dr Pi n e G r ov e Dr Blue Clay Rd Dawson St I-140 23 R d S t Eastw o o d R d U s H w y 42 1 C o l l e g e R d Pri ncess PlaceDr C a ro l ina B e ac h Rd 17ThSt Inde p e n d e n c e Blv Shipyard Blv MarketSt I- 4 0 MartinLutherKingJrPky OleanderDr AirlieRd Ke r r A v e Ri v e r R d Maso n bo r o Loop R d Mil i t a r y C u t o f f Rd I-140 Sidbury Rd Cas t l e Ha y n e Rd Ri v e r Rd Future Land Use MapNew Hanover County, NC Brunswick County Pender County AtlanticOcean Ca p e F e a r R i v e r City of Wilmington WrightsvilleBeach CarolinaBeach 0 1 2 3 4 50.5 Miles Place Types COMMERCE ZONE COMMUNITY MIXED USE CONSERVATION DOWNTOWN RIVERFRONT EMPLOYMENT CENTER GENERAL RESIDENTIAL RURAL RESIDENTIAL URBAN MIXED USE NEW HANOVER COUNTY FUTURE LAND USE MAP PLAN NHC 2016 WESTERN BANK AMENDMENT LOW-INTENSITY RIVERFRONT 2024-07 Planning Board Public Hearing Draft 6 DEVELOPMENT INTENSITY MODE CHOICES DEFINITION DOWNTOWNDOWNTOWNLOW-INTENSITYLOW-INTENSITY RIVERFRONT RIVERFRONT Architecture: Architectural features in line with new construction in downtown Wilmington with primary face to the river Resiliency Components: See Western Bank appendix Setbacks: Away from river and natural resources Pedestrian Amenities:Greenways & multi-use paths Public spaces along river Greenways & multi-use paths Pedestrian river crossings Roads resilient to current & future fl ood risk Ferry, water taxi, and private boat access Greenways & multi-use paths Bicycle river crossings DESIRED USES Riverfront-Specifi c Planned Development Offi ce & Institutional Commercial Recreational Civic/Institutional Temporary Commercial Mixed Use Mix of Uses Zoning CategoriesTypes of Uses / Projects Massing / Scale Transportation Infrastructure Urban Design Use Number of Stories* Ideal Inten- sity Density Recreational 1-3 Low Civic/ Institutional 1-5 Low/Moderate Commercial 1-5 Low/Moderate Mixed Use 1-5 Moderate This placetype features low-impact and intensity land uses that complement contribute to the viewshed of downtown Wilmington, activate the space, reduce public risk to fl ooding, protect natural resources, and allow owners to use their private properties. Uses less susceptible to fl ooding impacts and that provide a public benefi t, such as recreational and civic uses, like museums, are encouraged. Commercial and temporary uses less likely to put people at risk are also envisioned. Any residential uses should be limited, associated with a mixed-use project, and would need to be designed to be resilient to current and future fl ood risks. Structures should be designed for resiliency and be complementary to downtown Wilmington. Buildings They should be no taller than the highest point on the U.S.S. North Carolina so it remains the focal point of the viewshed. EXAMPLE AREAS Western Bank RECREATION CIVIC COMMERCIAL National Register Historic District - Buildings in this part of the Western Bank area should be on the lower end of the height and intensity range due to existing trends related to fl ooding and to ensure the USS Battleship remains the visual focal point of the area. Northern Bank Outside of National Register Historic District - Structures in this area may be on the higher end of the recommended height and density ranges.*Including structured parking PLAN NHC 2016 WESTERN BANK AMENDMENT Note: This image has been changed to provide a local example. 2024-07 Planning Board Public Hearing Draft 7 Goal I: Support business success Desired Outcome: A vibrant economy for New Hanover County based on business success. Implementation Strategies Implementation Guidelines A.Streamline permitting process for targeted industries. I.A.1 Encourage target industries in Employment Centers, Commerce Zones, and Growth Nodes. B.Advocate for and develop a realistic and sustainable incentive policy for New Hanover County. Guidelines are not part of this strategy. C.Align county zoning ordinances to encourage targeted business in appropriate areas. I.C.1 Develop performance controls to address odor, noise, lighting, and other impacts on surrounding uses. I.C.2 Develop strategies for encouraging office, retail, and other light intensity nonresidential uses within existing residential areas to provide community level service. I.C.3 Consider a riverfront-specific zoning district or districts for the Western Bank area that will allow for commercial uses that would be less disrupted by frequent flooding and ensure any structures are resilient to existing hazards. D.Increase communications with small business by creating a resource link on the county webpage for new business and an ongoing process to shepherd new businesses through the development process. I.D.1 Explore updating existing zoning regulations to assist in streamlining the commercial review process. E.Support provisions for providing public free, high-speed internet access throughout New Hanover County. Guidelines are not part of this strategy. 2024-07 Planning Board Public Hearing Draft 8 Goal III: Promote fiscally responsible growth Desired Outcome: Growth patterns that achieve efficient provisions of services and equitable distribution of costs between the public and private sector. Implementation Strategies Implementation Guidelines A. Coordinate infrastructure from a regional perspective including water, sewer, and transportation. I.A.1 Encourage target industries in Employment Centers, Commerce Zones, and Growth Nodes. II.A.2 Provide connectivity between transportation modes, in growth nodes outlined on the Future Land Use Map, and within new development where practical. III.A.3 Ensure all traffic calming devices and gated areas accommodate emergency service delivery and interconnectivity. III.A.4 Encourage street connections to adjoining undeveloped property and connect existing streets to improve accessibility and safety to development sites. III.A.5 Coordinate with CFPUA to ensure that water and sewer infrastructure is designed and constructed by any development following best practices for resiliency in a low-lying flood zone, such as the Western Bank area. This will shift the cost burden from life-cycle maintenance expenses by a public utility to private development whose initial capital investment in resilient infrastructure will reduce unnecessary maintenance and emergency response due to the risk of frequent and extreme flood events. III.A.6 Consider long-term public infrastructure maintenance costs as well as installation costs when making decisions regarding new development. B. Coordinate regional facilities such as community colleges and workforce training as they support targeted industries (as identified in County approved Economic Development strategies). III.B.1 Encourage the development of educational facilities and transportation infrastructure in Employment Centers and Commerce Zones as identified on the Future Land Use Map. C. Encourage infill development on vacant or blighted pieces of existing communities by providing incentives such as grants, but not limited to; density bonuses, and/or a reduction of parking requirements and/or setbacks. III.C.1 Encourage a mixture of uses that create opportunities for shared parking and setback requirements to serve the overall community. D. Encourage the redevelopment of single uses into mixed-use developments where appropriate. III.D.1 Encourage incremental transformation of single uses into compatible mixed use centers that are compatible with the surrounding neighborhoods. E. Encourage redevelopment of aging corridors to support and strengthen adjacent neighborhoods. III.E.1 Encourage revitalization and redevelopment of blighted infill sites into compatible mixed uses that enhance nearby residential areas through incentives such as density bonuses, shared parking, and/or innovative buffering. F. Encourage development where existing infrastructure is available. III.F.1 Encourage increased density in Urban Mixed Use areas within close proximity of City of Wilmington jurisdiction and Growth Nodes as identified on the Future Land Use Map (Porters Neck/Kirkland, Monkey Junction, and I-40/I-140 Interchange) in an effort to create densities that can support future infrastructure. 2024-07 Planning Board Public Hearing Draft 9 Goal VI: Conserve and enhance our unique sense of place to attract individuals, companies, and organizations. Desired Outcome: Enhance our reputation as a desirable community to live and operate a business based on New Hanover County’s rich history, natural environments, and unique features. Implementation Strategies Implementation Guidelines A. Focus on the public spaces and opportunities for formal and informal social gathering places. Increase, enhance, and manage public access to water and natural resources. VI.A.1 Encourage the development of public shorefront access areas and boat access areas that do not adversely affect estuarine resources or public trust waters. VI.A.2 Encourage the development of public spaces in mixed use developments through public, private partnerships. VI.A.3 Allow uses of estuarine and public trust waters that provide benefits to the public and satisfy riparian access needs of private property owners while encouraging shared boating facilities instead of individual boating docks. VI.A.4 Consider including Form Based Code elements in development regulations to enhance or create community focal points. VI.A.5 Consider a riverfront-specific zoning district or districts for the Western Bank area that will support public spaces and establish building design requirements to complement downtown Wilmington’s historic district and the Battleship. B. Consider creating a strong place-based economic development strategy. Guidelines are not a part of this strategy. C. Make a case for sustainable funding sources to improve the County’s economic development infrastructure and identify opportunities to leverage the funds effectively. Guidelines are not a part of this strategy. D. Encourage conservation and enhancement of the unique environment, character and history of the county. VI.D.1 Update New Hanover County inventory of historic places. VI.D.2 Encourage preservation and conservation of historic sites identified in the county’s historic sites survey. VI.D.3 Encourage preserving the character of the area’s residential neighborhoods and quality of life by supporting development that is consistent with adopted Small Area Plans and enhances existing land uses. VI.D.4 Consider a riverfront-specific zoning district or districts for the Western Bank area that will support public spaces and establish building design requirements to complement contribute to the viewshed of downtown Wilmington’s historic district and the Battleship. 2024-07 Planning Board Public Hearing Draft 10 Goal VII: Promote place-based economic development in the region that is tied to our natural resources. Desired Outcome: Coordinate economic development efforts with New Hanover County’s natural bio-diverse region and unique features. Implementation Strategies Implementation Guidelines A. Create and promote a network of greenways, blueways, and trails highlighting environmental assets. VII.A.1 Identify the environmental assets and locations where greenways, blueways, public access, and trails would enhance economic development while not diminishing the resource. VII.A.2 Provide for the protection and development of public shorefront and boat access areas. VII.A.3 Consider investing in greenways, blueways, and trails along the Western Bank and connecting to Wilmington and Brunswick County. B. Coordinate and partner with various agencies to develop future public water access points. Guidelines are not part of this strategy. C. Revitalize waterfront parks and public spaces to encourage opportunities for formal and informal social gatherings. Guidelines are not part of this strategy. D. Preserve, conserve, and/or maintain coastal infrastructure features including natural and man-made; which are critical to our quality of life, economy, and coastal environment. VII.D.1 Development or expansion of marinas (as defined herein) in primary nursery areas, outstanding resource waters, or open shell fishing waters may occur when the following conditions exist: • There exists a previously permitted channel which was constructed or maintained under permits issued by the State or Federal Government. If a natural channel was in use, or if a human-made channel was constructed before permitting was necessary, there shall be clear evidence that the channel was continuously used for a specific purpose; and • Excavated material can be removed and place in an approved disposal area without significantly impacting adjacent nursery areas and beds of submerged aquatic vegetation; and • The original depth and width of a human-made channel or natural channel will not be increased to allow a new or expanded use of the channel. VII.D.2 Develop guidelines and standards for community boating facilities and other water dependent uses through updated ordinances. (Marina: Any publicly or privately owned dock, basin, or wet storage facility constructed to accommodate more than 10 boats and providing any of the following services: permanent or transient docking spaces, dry storage fueling facilities, haul out facilities, or repair services. Excluded from this definition are boat ramp facilities that allow access only, temporary docking that includes none of the previous listed services, and community boating facilities.) 2024-07 Planning Board Public Hearing Draft 11 Goal IX: Promote environmentally responsible growth. Desired Outcome: Development that accommodates population growth while minimizing negative impacts on natural resources. Implementation Strategies Implementation Guidelines A. Promote a mixture of uses where appropriate in an effort to cluster development and minimize impacts on natural resources. IX.A.1 Encourage mixed use development that rewards development practices which exceed minimum standards. IX.A.2 Establish open space criteria that encourages preservation of natural areas, buffers, trees, and wildlife habitats, while working in harmony with the built environment. IX.A.3 As part of the development ordinance, include mixed use district guidelines that achieve the intent of the Community and Urban Mixed Use place types and are consistent with City of Wilmington districts. B. Adopt and implement a green infrastructure plan that identifies a network of natural lands and open spaces and provides ecosystem conservation as well as alternative transportation modes through trails and greenways. IX.B.1 Encourage best management practices that enhance development and minimize adverse environmental impacts of the built environment. IX.B.2 Use incentives to create flexible guidelines as well as outreach and education to encourage the use of native vegetation in landscaping and discourage invasive species. IX.B.3 Identify and promote access opportunities to existing open space and incentivize these spaces for active and passive recreation. IX.B.4 To enhance recreation, conservation, and transportation infrastructure, consider prioritizing connections of open space, parks, and greenways as identified in the Parks Master Plan. C. Partner with regional governmental agencies and nongovernmental organizations to acquire and protect environmentally sensitive land (e.g. establish a regional land bank). I.C.1 Provide opportunities to legally transfer density and impervious surfaces out of areas where exceptional resources may be impacted. I.C.2 Encourage the use of best management practices through education and incentives to protect environmentally sensitive areas. IX.C.3 Continue promotion of New Hanover County as a “no discharge zone” and promote the Clean Marina Program IX.C.4 Prohibit floating home development where pump out facilities or sewer connections are not available in order to protect public trust and estuarine areas and to minimize risk of loss to persons and property. IX.C.5 Explore establishing a brownfields program to reduce the impacts of past Western Bank industrial uses on water quality due to more frequent instances of flooding. D. Strengthen and direct development toward existing communities through encouraging infill and redevelopment. IX.D.1 Encourage incremental inclusion of mixed uses into areas that are single use dominated where the uses are compatible with the surrounding neighborhoods. IX.D.2 Encourage infill development to maximize use of previously developed sites for highest and best use. 2024-07 Planning Board Public Hearing Draft 12 Goal X: Conserve environmentally critical areas Desired Outcome: Utilize environmentally critical areas for outdoor recreation, healthy watersheds, and maintenance of critical habitats. Implementation Strategies Implementation Guidelines A. Partner with governmental and nongovernmental organizations to acquire and protect environmentally sensitive areas. X.A.1 Encourage development patterns that preserve natural areas, buffers, and significant trees. X.A.2 Ensure the protection and preservation of undeveloped barrier and estuarine system islands by purchase or dedication in order to restrict development, support research, and encourage passive recreation as their primary uses. B. Discourage development in wetlands, floodplain, and other flood prone areas. X.B.1 Encourage connection to public water and sewer in environmentally sensitive areas to minimize potential contamination from failing septic systems. X.B.2 Encourage lower density development and/or alternatives to development (i.e., acquisition through clean water trust funds and grants) in ocean erodible areas, inlet hazard areas, high hazard flood areas, coastal and federally regulated wetlands. X.B.3 Encourage lower density development and/or alternatives to development (i.e., acquisition through clean water trust funds and grants), and minimal impervious surface coverage within the 100-year floodplain (1% annual chance floodplain). The following applies: • Development projects may be allowed within the floodplain where adverse impacts to the estuarine system can be shown to be negligible. • Low intensity uses on a site, such as open space and passive recreation, may be appropriate in the floodplain. • Projects should comply with hierarchical principles of impact avoidance, minimization, and mitigation for unavoidable impacts. • Evaluate the need to develop standards for protection of environmentally significant areas during development and redevelopment. X.B.4 Encourage preservation of existing natural wetlands and constructed wetlands as a stormwater mitigation technique where practical. X.B.5 Encourage preservation of existing natural buffer areas for conservation resources to preserve their natural functions. X.B.6 Incentivize, through the development process, the use of Best Management Practices such as Low Impact Development where possible to ensure environmentally critical areas are conserved. X.B.7 Encourage the use of native vegetation in landscaping. X.B.8 Consider a riverfront-specific zoning district or districts for the Western Bank area that will limit public infrastructure investment and environmental impacts and that reduces risk for any potential residents. X.B.9 Initiate a study to monitor water and salinity levels on the Western Bank to inform when adjustments to policies and standards should be made. C. Educate the public on the value of protecting ecosystems. Guidelines are not part of this strategy. 2024-07 Planning Board Public Hearing Draft 13