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HomeMy WebLinkAboutZ24-16 - BOC Staff ReportZ24-16 Staff Report BOC 9.3.2024 Page 1 of 13 STAFF REPORT FOR Z24-16 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z24-16 Request: Rezoning to a Conditional B-2 district Applicant: Property Owner(s): Cindee Wolf with Design Solutions Tidewater Investment Co., Inc. Location: Acreage: 5000 College Road 7.79 PID(s): Comp Plan Place Type: R01800-002-001-000 Community Mixed Use & General Residential Existing Land Use: Proposed Land Use: Undeveloped & Vacant Commercial Retail and Flex Space Current Zoning: Proposed Zoning: (CZD) CB (CZD) B-2 SURROUNDING AREAT LAND USE ZONING North Single – family residential R-15 East Undeveloped & Vacant R-15 South Undeveloped & Vacant R-15, I-2 West College Road Right-of-Way and Industrial Facility I-2, B-2 Z24-16 Staff Report BOC 9.3.2024 Page 2 of 13 ZONING HISTORY July 7, 1972 Initially zoned R-15 June 6, 2022 Rezoned to (CZD) CB for an Indoor/Outdoor Recreational Facility, Restaurant and Clubhouse COMMUNITY SERVICES Water/Sewer Water will be provided from a private well. Sewer is available from CFPUA by private pump station connection to adjacent public force main, but septic system may be used for initial phased development. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Station Castle Hayne Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High schools Recreation Blue Clay Bike Park, Northern Regional Park, Riverside Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The conservation resource map indicates pocosin wetlands on the property; however they are not underlaid with Class IV soils, which triggers additional development standards. Historic No known historic resources Archaeological No known archaeological resources Z24-16 Staff Report BOC 9.3.2024 Page 3 of 13 APPLICANT’S PROPOSED CONCEPTUAL PLAN Applicant’s Concept Plan - Includes Staff Markups · The applicant is proposing to construct a total of 36,900 SF for use as retail and flex space. The proposed conceptual plan includes a total of five commercial buildings, a stormwater pond, associated parking, a 20’ buffer yard on the northern and southern property boundaries, and a 25’ buffer yard on the eastern boundary. · The conceptual plan shows a proposed strip retail structure at 3,600 SF for general sales, instructional services and studios, and personal services. · Located behind the retail building are four proposed structures totaling approximately 33,300 SF of flex space to be used for offices for private and professional activities and for contractors. · Public water is not currently available on the site and a private well is proposed. Sewer will be provided from CFPUA. · Under the B-2 zoning district building height is limited to 3 stories or 50’, however the applicant proposes conditioning the height to 1 story and a maximum of 30’. Strip Retail Plaza (1 Building) Stormwater Pond Flex Office Space (4 Buildings) Z24-16 Staff Report BOC 9.3.2024 Page 4 of 13 ZONING CONSIDERATIONS · The site was rezoned to (CZD) CB in 2022 for the development of 23 pickleball courts, a sand lot for beach volleyball, plus an 8,000 sf structure for a clubhouse and restaurant. However, no permits were submitted for the intended development of this site as a private pickleball club and the current owners have submitted the new request for consideration. · The purpose of the Community Business (CB) District is to provide lands that accommodate the development, growth, and continued operation of businesses that serve surrounding neighborhoods with goods and services. CB district lands can serve as a buffer between higher density/intensity development and moderate or low-density multi-family and single- family neighborhoods. This district was added to the Unified Development Ordinance in 2019 and was intended to be appropriate adjacent to existing residential uses. · The purpose of the B-2, Regional Business District is to provide for the proper site layout and development of larger format or larger structure size business uses, including big box stores and automobile dealers. It is also designed to provide for the appropriate location and design of auto-oriented uses that meet the needs of the motoring public or that rely on pass-by traffic. · While the B-2 zoning district allows a range of commercial uses, the Conditional Zoning District designation would limit the type of uses on the site to business service center, contractor office, offices for private business and professional activities, personal services, general, instructional services & studios, and retail sales, general. · In the B-2 district, a minimum 35-foot rear setback, 30-foot interior setback, and a 20-foot opaque buffer yard are required where the development abuts existing residential properties. · Transitional buffers are required along the northern property boundary where there are existing residential homes. · The UDO contains controls on exterior lighting on the site, and the maximum illumination levels along adjacent residential properties shall not exceed 0.5 foot candles. The UDO does not prescribe limitations on the height, wattage, bulb-type, or fixture type, and these can be further limited with a conditional zoning request if mutually agreed upon by the applicant. · If approved, the project would be subject to 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 site plan are permitted. Z24-16 Staff Report BOC 9.3.2024 Page 5 of 13 AREA DEVELOPMENTS Z24-16 Staff Report BOC 9.3.2024 Page 6 of 13 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Current zoning would allow an 8,000 sf indoor recreation facility & 23 outdoor pickleball courts PROPOSED ACCESS Primary Access College Road via a right-in, right-out driveway EXISTING ROADWAY CHARACTERISTICS Affected Roadway College Road Type of Roadway NCDOT principal arterial Roadway Planning Capacity (AADT) 17,375 Z24-16 Staff Report BOC 9.3.2024 Page 7 of 13 ENVIRONMENTAL · The property is not within a Natural Heritage Area. · The property is not within an AE Flood Area. · The property is within the Prince George Creek watershed. · Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class I (moderate limitation) and Class III (severe limitation). However, sewer is available through CFPUA. 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. Latest Traffic Volume (AADT) 7,600 vehicles (AADT 2021) Latest WMPO Point-in-Time Count (DT) 14,325 (Feb 2023) Current Level of Congestion Below Capacity TRAFFIC GENERATION Traffic Generated by Present Designation Traffic Generated by Proposed Designation Potential Impact of Proposed Designation AM Peak Hour Trips 10 61 +51 PM Peak Hour Trips 28 80 +52 Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed. 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). SUMMARY The proposed project is located along a principal arterial highway that is currently under capacity. 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. The parcel is located south of the roundabout at Castle Hayne Road, southwest of the I-40 interchange, and northeast of the I-140 interchange. Z24-16 Staff Report BOC 9.3.2024 Page 8 of 13 Strategic Plan Outcomes Relevant to Proposal Analysis Through planned growth and development, residents have access to their basic needs. The proposed (CZD) B-2 rezoning will allow new businesses that can support the surrounding community to be located in a transitional area along a major roadway corridor and in close proximity to a number of households. 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 commercial zoning district will enable new businesses. Representative Developments Representative Developments of CZD CB (Indoor/Outdoor Recreation Facilities): Holly Tree Tennis Club Z24-16 Staff Report BOC 9.3.2024 Page 9 of 13 Captain Bill’s Backyard Grill and Volleyball Representative Developments of the proposed CZD B-2 (Retail Sales and Flex Space): Murrayville Station Business Park – Exchange Drive Z24-16 Staff Report BOC 9.3.2024 Page 10 of 13 Exchange Drive – Gordon Road Context and Compatibility · The subject property is located at 5000 College Road and is only accessible by North College Road. · The site is adjacent to single-family on the northern boundaries and is bordered to the east and south by vacant, undeveloped land. Located across the street from the parcel is an industrial site. · The applicant has proposed a landscaped buffer between the proposed development and the adjacent single-family use. · The site is located south of the intersection of College Road and Castle Hayne Road where transitional service uses and low traffic generators could be appropriate. The proposed district also provides a transition from the high-intensity industrial site across College Road to undeveloped land, adjacent single-family lots to the north, and proposed moderate density residential development in the vicinity of the subject property. · The last development proposal for the site was for a recreation facility, for which a site plan was approved in 2022. · The proposed plan positions retail components along N. College Road and offices toward the back of the property. 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. Z24-16 Staff Report BOC 9.3.2024 Page 11 of 13 Future Land Use Map Place Type Community Mixed Use and General Residential 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 an 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. General Residential focuses on lower-density housing and associated civic and commercial services. Typically, housing is single-family or duplexes. Commercial uses should be limited to strategically located office and retail spaces, while recreation and school facilities are encouraged throughout. Types of uses include single-family residential, low-density multi-family, residential, light commercial, civic, and recreational. Analysis The subject property is located along a major roadway corridor, College Road, and is surrounded by single-family to the north, to the east and south is vacant, undeveloped land, and across College Road is an industrial facility. The Comprehensive Plan classifies the property as Community Mixed Use and General Residential, both of which allow for commercial uses that can support nearby neighborhoods. The Community Mixed Use place type designation encourages a mix of uses, including single- and multi-family residential, commercial, civic, mixed-use, and recreational uses. Typical zoning associated with this place type includes moderate density residential, commercial, office and institutional, and mixed-use. The proposed CZD B-2 rezoning is consistent with the commercial uses and intensity recommended in the Comprehensive Plan. Furthermore, the proposed use would support the surrounding commercial and residential uses along the College Road corridor and future residential growth anticipated within the area. Z24-16 Staff Report BOC 9.3.2024 Page 12 of 13 Consistency Recommendation The proposed CZD B-2 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed uses are in line with those recommended for Community Mixed Use and General Residential place types, and the site is located near supportive land uses that also serve as an appropriate transition between residential and industrial uses. PLANNING BOARD MEETING The Planning Board considered this application at the August 1, 2024 meeting. The Board discussed the traffic generation in relation to the proposed uses, and expressed support for the request stating the uses were in line with the development of the surrounding area. The Planning Board voted (5- 0) to recommend approval of the petition with no additional conditions. The Planning Board found the application CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposed uses are in line with the place type recommendations. The Planning Board found recommending APPROVAL of the rezoning request was reasonable and in the public interest because the project will provide a number of commercial services for nearby residents, includes relatively low traffic generators, and is located on an arterial road. Z24-16 Staff Report BOC 9.3.2024 Page 13 of 13 STAFF RECOMMENDATION Staff’s 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 Community Mixed Use and General Residential in the County’s 2016 Comprehensive Plan. As a result, Staff recommends approval of the proposal and suggests the following motion: I move to APPROVE the proposed rezoning. I find it to be CONSISTENT with the 2016 Comprehensive Plan because the proposed uses are in line with the place type recommendations. I also find APPROVAL of the rezoning request is reasonable and in the public interest because the proposed district would provide a number of commercial services for nearby residents, includes relatively low traffic generators, and is located on an arterial road. Applicant Proposed Conditions: 1. Within the 3,600 SF building at the front of the property closest to N College Road, uses are limited to the following: business service center, contractor office, offices for private business and professional activities, personal services, general, instructional services & studios, and retail sales, general. 2. Within the remaining 4 buildings totaling 33,300 SF uses will be limited to offices for private business and professional activities and for contractor offices. 3. Building height will be limited to 1-story and a maximum of 30’. Alternative Motion for DENIAL I move to DENY the proposed rezoning. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposed limited commercial uses are generally encouraged in the Community Mixed Use and General Residential place types and would serve nearby existing and future residential developments I find DENIAL of the rezoning request is reasonable and in the public interest because the proposed project would have a larger impact on the adjacent residential properties than what is allowed under current zoning.