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HomeMy WebLinkAboutZ24-10 PB Staff ReportZ24-10 Staff Report PB 6.6.2024 Page 1 of 14 STAFF REPORT FOR Z24-10 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z24-10 Request: Rezoning to a Conditional AC, Airport Commerce District Applicant: Property Owner(s): Mattson Wiksell, P.E. with Hoyt & Berenyi Southeastern Freight Lines, Inc Location: Acreage: 2824 N. 23rd Street 3.73 PID(s): Comp Plan Place Type: R04100-002-007-001 Community Mixed Use & Employment Center Existing Land Use: Proposed Land Use: Vacant – Formerly a mobile home park Commercial and passenger vehicle parking for a Motor Freight Transportation Warehousing facility. Current Zoning: Proposed Zoning: B-2, Regional Business (CZD) AC, Airport Commerce SURROUNDING AREA LAND USE ZONING North Fast Food Restaurant, Industrial Services B-2, AC East Mixed commercial and industrial uses and Wilmington International Airport AC South Southeastern Freight Lines Moving and Storage AC West Commercial Retail B-1 Z24-10 Staff Report PB 6.6.2024 Page 2 of 14 ZONING HISTORY October 4, 1976 Initially zoned AI, Airport Industrial (Airport Area) April 8, 1986 Rezoned from AI to B-2 COMMUNITY SERVICES Water/Sewer Water services are available through CFPUA. Sewer services are not available however the proposed site will not require utilities. Fire Protection New Hanover County Fire Services, Northern Fire District, New Hanover County Wrightsboro Station Schools Wrightsboro Elementary, Holly Shelter Middle, and New Hanover High Schools Recreation Cape Fear Optimist Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Z24-10 Staff Report PB 6.6.2024 Page 3 of 14 APPLICANT’S PROPOSED CONCEPTUAL PLAN Applicant’s Concept Plan - Includes Staff Markups • The site was the previous site of a legal non-conforming manufactured home park. The previous property owner closed the park and there are no tenants within the project area. • The existing Southeastern Freight Lines (SEFL) motor freight transportation warehousing facility is requesting to rezone 3.73 acres of a 4.24-acre parcel to expand their existing truck and employee parking areas. • The concept plan includes a fenced truck and trailer parking area with a smaller employee parking area to the south near N. 23rd Street and the existing SEFL employee and customer parking. • Access is provided through the existing SEFL facility site as well as a secondary employee parking access onto N. 23rd Street. • The concept plan also includes two stormwater ponds to the north and west of the new parking areas. • The application indicates that the business operations are not expanding, but that there is an increased demand for parking on the premises, for both trucks and employees. ZONING CONSIDERATIONS • The AI, Airport Industrial district in this area was established in 1976. At the time, the purpose of the AI district was to provide commercial and industrial zoning to support the airport. • In 1986, the site was rezoned from AI to B-2. The owners of the site at the time rezoned to B-2 for more flexibility and a wider range of potential uses. • During the 2020 Unified Development Ordinance update, the AI district was renamed to Airport Commerce. Proposed Trailer Yard Expansion Z24-10 Staff Report PB 6.6.2024 Page 4 of 14 • Similar to the original AI district, the AC district was established to provide lands to accommodate planned restricted business and industrial development in which the principal use of the land is for indoor manufacturing, distribution, and other types of operation that are compatible with the airport facilities and require sites near to railroads and/or major throughfares. The specific intent of the district is to: o Encourage the types of development that are compatible with airport operations; o Protect and promote the public utility of Wilmington International Airport; o Promote the health, safety, and general welfare of residents of New Hanover County by preventing the creation of hazards around the airport to protect the lives and property of both the users of the airport and nearby residents; and o Prevent destruction or impairment of the utility of the airport and the public’s investment. • The AC District prescribes additional standards as described below: o Access ▪ Any means of direct access to or from any development shall not be through any land in a Residential district or land on which there is residential development, or along any street or road in a residential subdivision. o Lighting ▪ Any pulsating, flashing, rotating, oscillating, or other types of light intended as an attention-getting device is prohibited. ▪ Flood lights, spotlights, or another lighting device shall be arranged or shielded so as not to cast illumination in an upward direction above an imaginary line extended from the light source parallel to the ground. o Radio and Electric Device ▪ Any radio or electronic device is permitted only in conjunction with a valid license or other authorization as may be issued by the FCC. ▪ Any radio or electronic device, the operation of which would violate any rules or regulations of the FCC is prohibited. o Visual Hazards ▪ Any operation or use that emits smoke, dust, or creates glare or other visual hazards is prohibited. • 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 and 25 feet in height. The UDO specifies that all exterior luminaries for nonresidential adjacent to single-family residential subdivisions shall be full cut-off features that are directed downward. In no case shall lighting be directed at or above a horizontal plane through the lighting fixture. • Currently there are two mobile homes in the remaining portion of the manufactured home park zoned B-2. When industrial development is adjacent to a commercially zoned parcel with residential uses a Type B Aesthetic buffer is required. A Type B Aesthetic buffer Z24-10 Staff Report PB 6.6.2024 Page 5 of 14 provides the option of either three rows of vegetation or a combination of vegetation and fencing. • 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. Z24-10 Staff Report PB 6.6.2024 Page 6 of 14 AREA DEVELOPMENTS Z24-10 Staff Report PB 6.6.2024 Page 7 of 14 TRANSPORTATION Z24-10 Staff Report PB 6.6.2024 Page 8 of 14 CURRENT CONDITIONS Intensity of Current Zoning Typical development under current B-2 zoning for a site of this size could accommodate approximately 29,246 sq. ft. of building area for retail. PROPOSED ACCESS Primary Access North 23rd Street Secondary Access N/A EXISTING ROADWAY CHARACTERISTICS Affected Roadway North 23rd Street Type of Roadway NCDOT minor arterial Roadway Planning Capacity (AADT) 15,459 Latest Traffic Volume (AADT) 14,804 Latest WMPO Point- in-Time County (DT) 17,492 Current Level of Congestion Nearing Capacity NEARBY NCDOT STIP ROADWAY PROJECTS U-5863 – Castle Hayne Road Widening (Unfunded at this time, post 2029 completion) - Widen Castle Hayne Road into multi-lanes from I-140 to Division Drive. Right-of-way acquisition and utilities is currently scheduled to take place in FY 2025, with construction beginning after 2029. U-5954 – North 23rd Street Roundabout (Funded, construction year 2027) - Roundabout is located at the intersection of Castle Hayne Road and North 23rd Street. Right-of-way acquisition and utilities are currently scheduled to take place in FY 2025, with construction beginning in 2027. TRAFFIC GENERATION Traffic Generated by Present Use (2 mobile homes) Traffic Generated by Typical B-2 Development1 Traffic Generated by Proposed Designation2 Potential Impact of Proposed Designation AM Peak Hour Trips 1 69 10 -59 PM Peak Hour Trips 1 193 11 -182 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). Z24-10 Staff Report PB 6.6.2024 Page 9 of 14 NOTES 1Based on typical 18% buildout of a retail/business use in a B-2 zoning district, 29,246 sq. ft. 2The application indicates that the business operations are not expanding, but that there is increased demand for truck and employee parking on the premises. Per staff correspondence with the WMPO, the increased parking would increase traffic slightly on the site. SUMMARY The proposed project is located along a minor arterial highway that is currently nearing capacity. The site is located near the Castle Hayne Road and North 23rd Street intersection. The Royal Farms convenience store will be located across the street, which requires a TIA that includes new turn lanes on both 23rd Street and Castle Hayne Road. The Castle Hayne Road widening project would theoretically decrease congestion in the area; however, it is unfunded at this time. While the Castle Hayne widening is unfunded, the roundabout at Castle Hayne and 23rd Street is still scheduled for construction, which will improve the flow of traffic at the intersection. While the business itself is not expanding, the application indicates the need for more parking which would naturally increase the traffic to and from the site. The proposed project’s peak hour traffic is below the 100 peak hour threshold requiring a traffic impact analysis, but NCDOT will review the project through the driveway permitting process. ENVIRONMENTAL • The site does not contain a Special Flood Hazard Areas, wetlands, or Natural Heritage Areas. • The property is within the Smith Creek watershed, which drains to the NE Cape Fear River. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class II (moderate limitation) and Class IV (unsuitable) soils. However, the proposed site plan does not require any public or private utilities. The site is a formerly manufactured home park with several existing septic systems. Septic tanks and wells must be properly abandoned through New Hanover County Environmental Health. 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. Z24-10 Staff Report PB 6.6.2024 Page 10 of 14 Strategic Plan Outcomes Relevant to Proposal Analysis A business-friendly environment that promotes growth, agility, and collaboration. The plan aims to prepare for the long-term needs of businesses and to maintain new business growth within 2.5% of the state. The proposed zoning district would allow for the future expansion of an existing business. Representative Developments Representative Developments of B-2: Boat and Vehicle Sales – Market Street Office Flex Space – Exchange Drive, Gordon Road Z24-10 Staff Report PB 6.6.2024 Page 11 of 14 Representative Developments: Southeastern Freight Lines, Inc. – N. 23rd Street Southeastern Freight Lines, Inc. – N. 23rd Street Z24-10 Staff Report PB 6.6.2024 Page 12 of 14 Context and Compatibility • The property is located on North 23rd Street, an NCDOT minor arterial road near the Castle Hayne Road and North 23rd Street intersection, south of the Wrightsboro commercial node. • While much of the area to the north and south of the site is zoned B-1 and B-2, many of the surrounding properties to the east are zoned AC. • The site is located south of the Wrightsboro commercial node and is centrally located between access to I-140 to the north, the Isabel Holmes Bridge to the south, and Wilmington International Airport to the east. Residential growth in the area as well as expanded transportation network on I-140 has increased the demand for commercial services along Castle Hayne Road. A future NCDOT project to widen Castle Hayne Road to alleviate congestion and prepare for expected future growth has been included in the STIP but is currently unfunded. While the Castle Hayne widening is currently unfunded, the 23rd Street roundabout is funded and will help with traffic at the intersection. • The applicant has proposed a condition to develop the property in accordance with the concept plan. • Wilmington International Airport is expanding, due to the growth the county has seen other rezonings to Airport Commerce that can directly and indirectly support the airport by creating areas for compatible uses that would not conflict with the airport. 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. Z24-10 Staff Report PB 6.6.2024 Page 13 of 14 Future Land Use Map Place Type Community Mixed Use and Employment Center 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 Community Mixed Use: Focuses on small-scale, compact, mixed use development patterns that serve all modes of travel and act as a 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. Employment Center: Serves as an employment and production hub where office and light industrial uses predominate. It can also include residential, civic, and recreational uses, but should be clearly delineated from rural and conservation areas. Commercial uses designed to serve the needs of the employment center are appropriate. Analysis The subject property is located in the north of Wilmington near Wilmington International Airport. It is near the intersection of Castle Hayne Road and North 23rd Street. The site is located near existing other commercial uses in the north and south of the proposed site. The Comprehensive Plan classifies a portion of the subject parcel as Employment Center. Employment Center place types are generally applied in areas like this that are intended to serve as employment and production hubs where office and light industrial uses are easily available. The Comprehensive Plan classifies a smaller portion of the subject parcel as Community Mixed Use. While the expansion will help with the business’s success, the parking lot will provide a buffer between the Employment Center place type and the Community Mixed Use place type development patterns in the area. Consistency Recommendation The proposed rezoning request is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed use is an expansion of a neighboring compatible use in the Employment Center place type. Z24-10 Staff Report PB 6.6.2024 Page 14 of 14 STAFF RECOMMENDATION Staff recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning considerations, and technical review. The proposed site plan and restricted uses are supported by the recommended Employment Center and Community Mixed Use in the County’s 2016 Comprehensive Plan. 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 2016 Comprehensive Plan because the proposed use is an expansion of a neighboring compatible use in the Employment Center place type. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the project will provide commercial development that is compatible with its proximity to Wilmington International Airport. The applicant has proposed a condition requiring that development of the property will be in accordance with the concept plan. However, this is required for any conditional zoning district, excepting any minor modifications allowed by the ordinance. As a result, staff would not recommend including this condition in order to avoid future misunderstandings of its intent. 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 it is located in an area designated as Employment Center and Community Mixed Use, it provides for the type of uses recommended by the place types. I find recommending DENIAL of the rezoning request is reasonable and in the public interest because while the use is centrally located near major transportation routes, there are limited plans for increased capacity along the roadway.