Loading...
HomeMy WebLinkAboutZ24-17 - Planning Board Staff ReportZ24-17 Staff Report PB 9.5.2024 Page 1 of 24 STAFF REPORT FOR Z24-17 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z24-17 Request: Rezoning to a PD district Applicant: Property Owner(s): BDLCT, LLC BDLCT, LLC Location: Acreage: The area of I-140, Castle Hayne Road, Chair Road, and Emerson Drive 27.55 PID(s): Comp Plan Place Type: R02511-001-010-000, R02511-001-009-000, R02511-001-008-000, R02511-001-007-000, R02511-001-006-000, R02511-001-006-001, R02511-001-003-000, R02511-001-012-000, R02511-001-011-000, R02511-001-006-002, R02511-001-002-000, R02511-001-002-001, R02500-001-044-000 Community Mixed Use and General Residential Existing Land Use: Proposed Land Use: Residential, Undeveloped PD - Maximum 115 Multi-Family Dwelling Units - Grocery Store - Restaurant - Convenience Store with Fuel Pumps - Mixed Commercial Development Current Zoning: Proposed Zoning: R-20, Residential PD, Planned Development Z24-17 Staff Report PB 9.5.2024 Page 2 of 24 SURROUNDING AREA LAND USE ZONING North Interstate I-140 and the GE Campus I-2 Industrial East Residential, Commercial Services R-20, CZD B-2 South Residential, Rockhill Community Center, and Saint James AME Church R-20 West Residential R-20 and PD ZONING HISTORY July 1, 1974 Initially zoned R-20 (Area 10A) COMMUNITY SERVICES Water/Sewer Public water and sewer services are available from CFPUA through a mainline extension from Castle Hayne Road. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Wrightsboro Station Schools Wrightsboro Elementary, Holly Shelter Middle, and New Hanover High Schools Recreation Cape Fear Optimist Park and Northern Regional Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources. Historic No known historic resources. Archaeological Existing Grady/Moore family cemetery adjacent to the site. Z24-17 Staff Report PB 9.5.2024 Page 3 of 24 APPLICANT’S PROPOSED MASTER PLAN Overview · The Planned Development (PD) district is a type of conditional zoning district that includes a site-specific design (master plan), and mutually agreed upon conditions can be attached. Master plans for PD districts are intended to be in a “bubble” format that illustrate the general location and intensity of the land uses within the development. Planned developments must be constructed in accordance with the standards established in the approved master plan and must comply with all other applicable development regulations (stormwater, landscaping, roadways, parking, etc.). Compliance with the master plan and other applicable regulations is verified during the review of a site-specific development proposal located within the planned development. · The PD district was established to encourage innovative, integrated, and efficient land planning and site design concepts that achieve a high quality of development, environmental sensitivity, and adequate public facilities and services. The PD district can also provide more flexibility from conventional development standards, such as parking and street design, in order to help create a more mixed-use, pedestrian-oriented development. UDO Section 3.3.7 – Planned Development (PD) District Z24-17 Staff Report PB 9.5.2024 Page 4 of 24 · Planned Developments are often used for larger, multi-phase projects or integrated projects with longer anticipated build-outs. This approach is intended to balance providing flexibility so a project can adapt to changes in market conditions while providing a clear expectation of future development for stakeholders and adjacent property owners. Applicant’s Concept Plan - Includes Staff Markups · The proposed PD district would allow for the development of a mixed-use project with a total of three master-planned areas: grocery and commercial uses abutting Interstate 140, retail along Castle Hayne, and mixed use residential in the corner along Chair Road and abutting existing residential uses. The proposed project includes two stoplights and would provide direct access from the I-140 Castle Hayne Road exit and additional interconnectivity in the area. · On the north side, the area identified as Commercial, Grocery, Retail abutting I-140 includes approximately 10.23 acres. · In the southwest corner, the area identified as Residential Multi-Family includes 8.24 acres to be used for multi-family residential and mixed-use commercial development. Although not labeled on the concept plan, the Terms and Conditions indicate the Residential/Multi- Family portion of the project would also allow a mixture of commercial and residential uses. I-140 Residential Multi-Family Commercial, Grocery, Retail Retail Cemetery Cemetery Access Z24-17 Staff Report PB 9.5.2024 Page 5 of 24 Staff would prefer to see additional clarity between the Terms and Conditions and the concept plan regarding the mixed-use component. · The corner of Chair Road and Castle Hayne Road identified as Retail includes 7.75 acres. · The proposal contains a maximum of 115 residential units within the 8.24 acre area identified as Residential, or 13.95 du/ac. The entirety of the site is 27.55 which equates to an overall density of 4.2 du/ac. The maximum residential density for multifamily and mixed use development is 17 dwelling units per acre. · The proposed new internal road provides interconnectivity to the area and divides the retail master-planned area from the residential and higher intensity commercial master planned The road will be lined with sidewalks, promoting walkability. · An adjacent cemetery to the northwest of the property will be provided new access directly from Emerson drive. · The maximum height for all structures is 50’. · The applicant’s proposed Terms & Conditions document states that areas designated for Residential Use on the proposed master plan may allow any residential land use permitted within the PD district except for the following: · Mobile Home · Mobile Home, Doublewide; · Mobile Home Park; · Mobile Home Subdivision · The applicant’s proposed Terms & Conditions document states that areas designated for Mixed-Use and Commercial on the proposed master plan may allow any commercial use permitted within the PD district except for the following: · Animal Shelter; · Heliport; · Mobile Home and Prefab Sales; · Vehicle Sales; · Vehicle Towing Service and Storage Yard; · The applicant’s proposed Terms & Conditions document states that the uses allowed shall include all the remaining uses permitted in the PD district except the following uses will be prohibited: · All Agricultural uses; · The Civic and Institutional use of Animal Shelter; · All Industrial uses; · All Manufacturing uses; · All Transportation uses Compensating Community Benefits · In accordance with the standards of the Unified Development Ordinance (UDO), a Planned Development (PD) District must identify the compensating community benefit of the proposed project that helps achieve the stated goals of the district (noted on page 3). These benefits can include, but are not limited to improved design, natural preservation, improved connectivity, mixed-use development, green building practices, and the dedication of land Z24-17 Staff Report PB 9.5.2024 Page 6 of 24 for public purposes. The applicant states the proposal would provide the below community benefits (quoted text taken directly from the application): 1. Highest and Best Use: “Most of the parcels are currently vacant and the site area is underutilized. This is particularly true because the site is located at the confluence higher intensity Comprehensive Plan place types and an interstate interchange. The proposed PD rezoning would allow for a wider range of neighborhood-scale goods and services to be brought to an area that is commercially underserved. Developing the site under the current R-20 zoning district would not have the same community benefit to nearby residents or persons employed in the vicinity. It is anticipated that the proposed PD development will help promote additional business growth, create jobs and increase the availability of commercial goods and services in the area generally.” 2. Better Design: “A cohesive and comprehensively designed mixed-use project will not only be a more efficient use of land as promoted in the County’s Comprehensive Plan, it will also be a more architecturally and aesthetically pleasing development than a disconnected parcel-by-parcel development of this same property. The PD rezoning will allow for more thoughtful, well planned and compatible landscaping and street plans, as well as the opportunity for shared parking without multiple driveway cuts on adjacent roadways. Installation of utilities can also be achieved in a more efficient and planned manner with the PD District development.” 3. Traffic Improvements: “One of the greatest community benefits of this PD rezoning request is the proposed roadway and traffic improvements that the Developer will install as part of the development of the site. A new traffic signal and improvements to Chair Road will be significant benefits to the residents of Chair Road and the surrounding area. The proposed roadway improvements, which will include dual access points to the site, will be a significant community enhancement and will protect and enhance the ingress/egress to and from St. James AME Church.” 4. Infrastructure: “A company affiliated with the Developer has already installed a water main along Chair Road for a previous project, thereby creating a looped water system for the residents of Chair Road and Rockhill Road. This investment has served as a community benefit. The current project may also require a sewage lift station for the PD development. As previously mentioned, the Developer is willing to explore opportunities to work with the County and CFPUA to design the lift station as a regional lift station, which would allow the infrastructure to be used beyond the scope of the PD development. This would provide opportunities for the County and/or CFPUA to expand the availability of sewer to both existing and future properties in the community.” 5. Housing: “The project will include more residential units than the existing R-20 zoning currently allows. These additional units, particularly in close proximity to major employers and the interstate interchange, will increase the availability of housing at a time when the County’s population and the housing deficit continue to grow. Large tracts of very low-density housing will not solve the housing shortage, but higher density housing, and particularly in mixed-use developments near major roadways and employment opportunities, will help address the County’s housing shortage. The mixed- use nature of the proposed project will provide commercial goods and services to both future residents of the PD development and existing residents in the Chair Road corridor area, thereby reducing the need to access Castle Hayne Road.” Z24-17 Staff Report PB 9.5.2024 Page 7 of 24 Terms and Conditions · In accordance with the standards of the Unified Development Ordinance (UDO), a Planned Development (PD) District includes a Terms and Conditions document that details any conditions of approval or proposed modifications to development standards. The following notable proposed conditions of the proposal are listed below. The full Terms and Conditions document is included in the application and will be incorporated with the master plan if the rezoning is approved. 1. The use, density of use, and maximum building heights for the areas depicted in detail as on the development plans represent the proposed Planned Development (PD) Zoning district. The detail of the proposed zoning district requirements is represented on the Master Planned Development (MPD) master plan, but this terms and conditions document generally refers to the broad category of use as Commercial, Retail, Restaurant, Office, Mixed-Use, Multi-Family, and/or townhomes. The uses, and other regulations and conditions approved with this terms and conditions document and the MPD may be amended or modified in accordance with County requirements as necessary. 2. Development within the PD District will comply with the use types; buffer requirements, setback requirements, maximum impervious area, maximum height and density as shown on the MPD Master Plan and noted below. i. Maximum height for all structures is limited to 50’. ii. Maximum height in Residential area adjacent to 3 vacant lots along Emerson Drive is 40’ at the 20’ setback. Setback must be 30’ to achieve 50’ height as specified in the updated Terms and Conditions. iii. Proposed buffer yard abutting R-20, Residential are 20 feet. iv. Multi-Family and Mixed-Use setbacks are 20 feet. Setbacks along the western portion of the site abutting R-20, Residential are 30 feet if 50 foot height is desired. v. Commercial/Grocery/Retail Setbacks are: 1) Front Yard = 20 feet 2) Rear Yard = 20 feet 3) Side Yard = 20 feet 4) US/NC Highway Setbacks = 50 feet 3. Developer will install all applicable offsite traffic improvements required by the TIA in conjunction with development of the site (a diagram of which is attached hereto as Exhibit “A”), subject to any modifications required by the NCDOT and/or WMPO. 4. At Developer’s own expense, Developer will provide a new access easement across Developer’s property from Emerson Drive to the Grady/Moore Family Cemetery for use by members of the Grady/Moore Family. The Developer, however, shall not be responsible for maintenance of the Cemetery property. The aforementioned access easement is planned to be utilized only for cemetery access, underground utility access and emergency vehicle ingress/egress. 5. Developer must provide water and sewer utilities to the site prior to development. 6. Conditions related to the approval of the MPD Master Plan, including any conditions related to the form and design of development shown in the MPD Master Plan; Z24-17 Staff Report PB 9.5.2024 Page 8 of 24 i. A minimum 20% landscape buffer as indicated on the MPD Master Plan. Existing vegetation and trees are to remain. Areas may be supplemented with plantings. ii. A 5’ sidewalk will be installed on either side of the interior road connecting Chair Road to Castle Hayne Road as shown on the MPD Master Plan. iii. All required traffic improvements (see attached Exhibit “A”) will be phased along with development. ZONING CONSIDERATIONS · The R-20 district in this area was established in 1974. At the time, the purpose of the R-20 district was to ensure housing served by private septic and wells would be developed at low densities. Since that time, public water and sewer services have become available to the surrounding area. · Since that time, the surrounding area has seen gradual shifts toward higher density residential uses, industrial uses, and commercial uses along the Castle Hayne Road corridor. · In 2017, another parcel further west down Chair Road was rezoned to a PD district. · Under the County’s performance standards, the subject properties would be permitted a maximum of 52 dwelling units at an overall density of 1.9 du/ac. The proposed 115 dwelling units equates to an overall density of 4.2 du/ac. The residential component of the project is designated for an 8.24 acre portion of the 27.55 acre site. The density based solely on this portion would be 13.95 du/ac. · The proposed master plan provides flexibility in the uses permitted in the planning areas, but a mixture of uses that includes non-residential components would be expected in these areas due to the anticipated costs of infrastructure required to be put in place to support the development including transportation and utility extensions. · The site is located in the Special Highway Overlay District (SHOD), which prescribes a minimum 100’ setback for buildings. This may be reduced by 25% if the development provides additional plantings along the right-of-way. The SHOD also prescribes maximum square footage and height of signs. The concept plan proposes removing the SHOD, or Special Highway Overlay District, on the northern portion of the site along I-140. · Existing vegetation and trees will remain within the minimum 20’ landscape buffer as indicated on the MPD Master Plan. · Transitional buffers are required for the western portion of the site where multi-family is proposed adjacent to existing single-family, the developer is proposing the 20’ buffer be left in its natural vegetative state and architectural step backs are proposed that will limit the height to 40’ with a 20’ setback, or 50’ with a 30’ setback. · The UDO contains controls on exterior lighting on the site. The maximum illumination levels at the common property line with the residential properties to the west shall not exceed 0.5- foot candles and 1.0-foot candles at the northern property line adjacent to the religious institution. · If approved, the project would be subject to Technical Review Committee (TRC) and zoning compliance review processes to ensure full compliance with all ordinance requirements and Z24-17 Staff Report PB 9.5.2024 Page 9 of 24 specific conditions included in the approval. Only minor deviations from the approved conceptual plan, as defined by the UDO, would be allowed. AREA DEVELOPMENTS Z24-17 Staff Report PB 9.5.2024 Page 10 of 24 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning would allow a maximum of 52 single-family dwelling units. PROPOSED ACCESS Primary Access Castle Hayne Road Secondary Access Chair Road EXISTING ROADWAY CHARACTERISTICS Z24-17 Staff Report PB 9.5.2024 Page 11 of 24 Affected Roadway Castle Hayne Road Chair Road Type of Roadway NCDOT minor arterial NCDOT local Roadway Planning Capacity (AADT) 16,804 15,936 Latest Traffic Volume (AADT) 14,500 Not available Latest WMPO Point-in-Time County (DT) Not available near subject parcel Not available near subject parcel Current Level of Congestion Capacity exists Capacity exists NEARBY NCDOT STIP ROADAWAY PROJECTS U-5863 – Castle Hayne Road Improvements (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. - The roadway project is currently proposed as a divided facility with a median, but this has not been finalized. TRAFFIC GENERATION Traffic Generated by Present Designation Traffic Generated by Proposed Designation Potential Impact of Proposed Designation AM Peak Hour Trips 36 420 +384 PM Peak Hour Trips 49 796 +747 TRAFFIC IMPACT ANALYSIS (TIA) New developments that are anticipated to generate more than 100 trips during any peak hour period are required to submit a traffic impact analysis (TIA) as part of their rezoning application. A team of NCDOT, WMPO, and County planning staff work with an applicant’s traffic engineers to develop the scope for the TIA, including the study area, the traffic data which must be collected, trip distribution, and the developments and background traffic growth that must be analyzed. This document is used to identify off-site transportation improvements required to mitigate the impacts of the development and must be approved by the WMPO and NCDOT. Approval Date May 2, 2024 Development Proposal Analyzed 115 multi-family units, 85,000 SF shopping plaza with supermarket, 6,000 SF sit-down restaurant, 3,500 SF convenience store with 16 gas pumps. Z24-17 Staff Report PB 9.5.2024 Page 12 of 24 Study Intersections - Castle Hayne Road at Chair Road - Castle Hayne Road at I-140 EB ramps + site access #3 - Castle Hayne Road at I-140 WB ramps - Chair Road at site access #1 - Chair Road at site access #2 Trip Generation - 420 AM peak hour trips - 796 PM peak hour trips - 8,743 average daily trips Traffic Data Collection April 25, 2023 - Castle Hayne Road at Chair Road - Castle Hayne Road at I-140 EB Ramps - Castle Hayne Road at I-140 WB Ramps Trip Distribution and Assignment - 45% to/from the south on Castle Hayne Road - 20% to/from the west on I-140 - 10% to/from the east on I-140 - 15% to/from the north on Castle Hayne Road Approved Developments & Background Growth - River Bluffs Residential Development (343 dwelling units) - Planned Roadway/Intersection Improvements: o N Kerr at Castle Hayne Road - extend WB lane o Chair Road at Castle Hayne Road – install traffic signal, construct SB right turn lane on Castle Hayne Road o Castle Hayne Road at I-140 EB Ramps – provide signal coordination o Castle Hayne Road at I-140 WB Ramps – provide signal coordination - Full Build – 2024 - Growth Rate – 1% per year Z24-17 Staff Report PB 9.5.2024 Page 13 of 24 - Chair Road School Development - No TIA Required Improvements Castle Hayne Road and Chair Road - Install a traffic signal and provide necessary communication equipment for coordination. - Extend the existing eastbound left turn lane on Chair Road to provide 250 feet of storage, appropriate full width deceleration and taper. - Construct a second eastbound left turn lane on Chair Road with 250 feet of storage, appropriate full width deceleration and taper. - Construct a southbound right turn lane on Castle Hayne Road with 100 feet of storage, appropriate full width deceleration and taper. - Restripe the exiting southbound two-way center left turn lane (TWLTL) on Castle Hayne Road to provide southbound U-turn Lane with 150 feet of storage. TIA approval with conditions of Moore’s Crossing Traffic Impact Analysis (New Hanover County) - Provide widening on east side of Castle Hayne Road to accommodate southbound U-turns (use SU-30 as design vehicle for U-turn maneuver). Castle Hayne Road and I-140 Eastbound Ramps/Site Access 3 Note: the following elements require modification to the Control of Access conditions. - Construct a westbound left-thru lane on I-140 Eastbound Ramp with 200 feet of storage, appropriate full width deceleration and taper. - Construct a westbound right turn lane on I-140 Eastbound Ramp with 150 feet of storage, appropriate full width deceleration and taper. - Construct site access (eastbound approach) with one ingress lane and one egress lane. The egress should be configured with an internal protected stem of 100 feet, measured from the right-of-way line. - Construct the exiting maneuver as a channelized right-out only with stop controls. - Restripe the gore area on the northbound approach to provide a dedicated northbound left turn lane on Castle Hayne Road with 200 feet of storage. Z24-17 Staff Report PB 9.5.2024 Page 14 of 24 - Construct a southbound right turn lane on Castle Hayne Road with 100 feet of storage, appropriate full width deceleration and taper. - Modify signal plan to provide overlap phasing for westbound right turn and serve the above listed improvements. Castle Hayne Road and I-140 Westbound Ramps - Extend the existing westbound left turn lane on I-140 Westbound Ramp to provide 350 feet of storage, appropriate full width deceleration and taper. Chair Road and Site Access 1 - Construct an eastbound left turn lane on Chair Road with 100 feet of storage, appropriate full width deceleration and taper. - Construct a westbound right turn lane on Chair Road with 100 feet of storage, appropriate full width deceleration and taper. - Construct site access (southbound approach) with an internal protected stem of 100 feet, measured from the right-of-way line and configured with one ingress lane and one egress lane. - Provide stop controls on the southbound approach. Chair Road and Site Access 2 - Construct a westbound right turn lane on Chair Road with 100 feet of storage, appropriate full width deceleration and taper. - Construct site access (southbound approach) with an internal protected stem of 150 feet, measured from the right-of-way line and configured with one ingress lane and one egress lane. - Provide stop controls for the southbound approach. SUMMARY The proposed project is located along a minor arterial road that is under capacity with plans to widen the road starting in 2029. The site also has direct access from I-140. The applicant has had a TIA approved by the NCDOT and WMPO requiring several roadway improvements, including a new traffic signal at Castle Hayne Rd and Chair Rd, a modification to existing controlled access at Castle Hayne Rd and I-140 Eastbound ramps, extension of the westbound turn lane at Castle Hayne Rd and Westbound I-140, additional turn lanes and stop access at Chair Rd and Site Access 1 and Site Access 2. As proposed on the concept plan, the development will provide an access easement between Emerson Drive and the cemetery located to the north of the site. No through traffic will be permitted from Emerson Drive through the access easement. Z24-17 Staff Report PB 9.5.2024 Page 15 of 24 ENVIRONMENTAL · This property is not within a Special Flood Hazard Area. · The property is within the Ness watershed. · Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class I (slight limitation), Class II (moderate limitation), and Class III (severe limitation) soils. As proposed, the project will connect to CFPUA sewer. · Wetlands present on the site have been determined by the Army Corps of Engineers to be non-jurisdictional. OTHER CONSIDERATIONS Schools · Students living in the proposed development would be assigned to Castle Hayne Elementary School, Holly Shelter Middle School, and Laney High School. Students may apply to attend public magnet, year-round elementary, or specialty high schools. · A maximum of 52 dwelling units would be permitted under the current R-20 zoning base density, and 115 units could potentially be developed under the proposed zoning for an increase of 63 dwelling units. · Based on a generalized historic generation rate*, staff would estimate that the increase in homes would result in approximately 13 additional students than would be generated under current zoning. · The general student generation rate provides only an estimate of anticipated student yield as different forms of housing at different price points yield different numbers of students. · Over the past four years, staff has also seen a decline in the number of students generated by new development. Between the 2020-2021 school year and the 2023-2024 school year, total student population decreased by approximately 300 students, while over 11,000 new residential units were constructed. · The county uses the most current New Hanover County Schools Facilities Needs Study in its analysis and it currently shows the student population is anticipated to only grow by approximately 1,300 students over the next 10 years. However, a more recent New Hanover County School Facility Utilization Study presented to the School Board in September 2023 indicates only approximately 400 more students by the 2032-2033 school year, though numbers are anticipated to be higher during certain school years over the next ten years. This updated study has not been fully reviewed by Planning staff or presented to the Board of Commissioners. That is expected to occur in early 2024. Z24-17 Staff Report PB 9.5.2024 Page 16 of 24 Development Type Intensity Estimated Student Yield (current general student generation rate) * Existing Development Undeveloped Approximate** Total: 0 (0 elementary, 0 middle, 0 high) Typical Development Under Current Zoning 52 residential units Approximate** Total: 11 (5 elementary, 2 middle, 4 high) Proposed Zoning 115 residential units Approximate** Total: 24 (11 elementary, 5 middle, 8 high) *The current general student generation rate was calculated by dividing the New Hanover County public school student enrollment for the 2023-2024 school year by the number of dwelling units in the county. Currently, there are an average of 0.21 public school students (0.10 for elementary, 0.04 for middle, and 0.07 for high) generated per dwelling unit across New Hanover County. These numbers are updated annually and include students attending out- of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech. **Because the student generation rate often results in fractional numbers, all approximate student generation yields with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the approximate total. · Since the residential components associated with the proposed rezoning are likely to have a build-out date within 5 years per the Traffic Impact Analysis, staff has outlined existing school capacity to provide a general idea of the potential impact on public schools. · Staff has provided information on existing school capacity to provide a general idea of the potential impact on public schools, but these numbers do not reflect any future capacity upgrades. School Enrollment* and Capacity** (2023-2024 School Year) *Enrollment is based on the New Hanover County Schools student numbers for the 2023-2024 school year. **Capacity calculations were determined based on the capacities for the 2023-2024 school year, and funded or planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools to the Board of Education in January 2021. This information does not take into account flexible scheduling that may be available in high school settings, which can reduce the portion of the student body on campus at any one time. · The 2021 facility needs survey prepared by Schools staff indicates that, based on NC Department of Public Instruction (DPI) student growth projections and school capacity data, planned facility upgrades, combined with changes to student enrollment patterns, will result in adequate capacity district wide over the next ten years if facility upgrades are funded. · The more recent New Hanover County Schools School Facility Utilization Study has been prepared and was presented to the School Board in September 2023, and it identifies updated capacity upgrade projects that will be presented to the Board of Commissioners at the planned work session in early 2024. Level Total NHC Capacity School Enrollment of Assigned School Capacity of Assigned School w/Portables Capacity of Assigned School Funded or Planned Capacity Upgrades Elementary 90% Castle Hayne 495 554 89% None Middle 88% Holly Shelter 818 991 83% None High 100% Laney 2251 1927 116.8% None Z24-17 Staff Report PB 9.5.2024 Page 17 of 24 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. Strategic Plan Outcomes Relevant to Proposal Analysis Through planned growth and development, residents have access to their basic needs. The strategic objective to achieve this desired outcome includes the provision connecting residents to their basic needs. The proposed PD rezoning will provide a new grocery store and retail shops with multi-family dwellings in an area of the county that is largely single-family, detached and can aid in achieving the target of increasing the housing supply to a level of one residential unit per every two residents. A business-friendly environment that promotes growth, agility, and collaboration. The planned development 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 several new businesses. Z24-17 Staff Report PB 9.5.2024 Page 18 of 24 Representative Developments Representative Developments of R-20: Holland Drive, Wrightsboro Emerson Drive Z24-17 Staff Report PB 9.5.2024 Page 19 of 24 Representative Developments of PD: Mayfaire Short Pump, VA Z24-17 Staff Report PB 9.5.2024 Page 20 of 24 Representative Developments of Multi-Family: Amberleigh Shores River Bluffs Z24-17 Staff Report PB 9.5.2024 Page 21 of 24 Context and Compatibility · The property is located adjacent to the Castle Hayne Road/I-140 interchange. Direct access to the I-140 interchange would provide easy access to the grocery and other retailers located in the proposed PD along with access for those residents living in the PD and commuting elsewhere. · The Castle Hayne Road corridor is seeing an increase in commercial development. Most recent was a rezoning across Castle Hayne Road to (CZD) B-2 for a Tractor Supply store. · Much of the surrounding area is changing from rural; the proposed development would offer commercial services to support nearby residents. This would in turn reduce the need for additional trips to nearby commercial nodes, cutting down on traffic. · The subject property consists of several smaller parcels along a minor arterial road and an interstate. The proposed development is located between two commercial nodes, Wrightsboro and Castle Hayne, and by adding mixed use to the site, commercial services would be evenly spaced along Castle Hayne Rd. · Due to the location and surrounding development patterns, the property is less likely to be developed with low density housing. · Located to the west down Chair Road, a PD was approved in 2017 which offers a variety of housing options at an increased density. The proposed PD includes an area designated for grocery which would serve the immediate area without added trips to the commercial node of Wrightsboro. · Sidewalks are proposed to increase walkability, safety, and access to and within the site. · Residents in the immediate vicinity of the subject site and within the larger residential area in this portion of the county are closest to goods and services at the commercial node located approximately 2 miles south in Wrightsboro. · The proposed concept plan positions the commercial components along Castle Hayne Rd and places lower density housing adjacent to existing residential neighborhoods. · Due to the site’s proximity to adjacent single-family residential to the west, the design of lighting associated with the business use may need additional consideration to ensure compatibility. · While the area was zoned for low density housing in the early 1970s, the 2016 Comprehensive Plan recommends a mixture of commercial uses and residential densities ranging up to 15 dwelling units per acre. Z24-17 Staff Report PB 9.5.2024 Page 22 of 24 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. Future Land Use Map Place Type Community Mixed Use & 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 use include office, retail, mixed use, recreational, commercial, institutional, multi-family and single-family residential. General Residential: Focuses on small-scale, lower density housing, associated civic and limited commercial services development that enhances neighborhood character. Types of appropriate uses include single-family residential, low-density multi-family residential, light commercial, civic, and recreational projects. Z24-17 Staff Report PB 9.5.2024 Page 23 of 24 Analysis The proposed project is located at the intersection of Castle Hayne Road, a minor arterial roadway, and I-140. The northern portion of the site abuts I- 140, with the GE campus across the interstate. While much of the surrounding area is currently zoned for lower density residential use, the area is transitioning to higher density residential developments, including another PD, to the west. The Comprehensive Plan classifies the eastern portion of the property fronting Castle Hayne Road as Community Mixed Use, a common classification along the Castle Hayne Road corridor. The Community Mixed Use place type encourages retail uses that attract county residents and visitors. The site’s proximity to the I-140 interchange is conducive to capturing highway traffic. Because of the I-140 interchange, it is likely that this area will see additional commercial and retail interest in the future. The western portion of the property where the residential area is proposed is classified as General Residential which carries a recommendation of up to 8 du/ac. The density of this area as proposed with 115 units would be approximately 14 du/ac, which is not in line with the General Residential place type. More information is needed on how residential densities would be clustered and transitioned to ensure that the Comprehensive Plan pattern of Community Mixed Use near Castle Hayne Road and General Residential closer to existing residential is in line with the Comprehensive Plan’s recommendations. Because this area is envisioned to transition over time into a commercial node, the proposed PD district is appropriate for this site. The Community Mixed Use place type encourages development patterns that serve all modes of travel and attract county residents and visitors along major road corridors. The site’s direct access to I-140, the GE campus and nearby higher density residential development is supportive of these types of retail development. Consistency Recommendation The proposed PD rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the project provides for the types and mixture of uses recommended in the Community Mixed Use and the Residential place types, however more information is needed to determine whether all elements are consistent with the plan. Z24-17 Staff Report PB 9.5.2024 Page 24 of 24 STAFF RECOMMENDATION Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning considerations, and technical review. The scale and density of the proposed development compliments surrounding development patterns, however more details are needed for clarification related to the location of mixed-use and residential components of the project. Staff recommends the item be continued to the October 3rd, 2024 Planning Board meeting in order for additional details regarding the location of mixed use and residential components of the project to be finalized. Alternative Motion for APPROVAL (if based on information presented at the public hearing or other consideration beyond the scope of staff review, the board finds approval appropriate.) I move to recommend APPROVAL of the proposed PD rezoning with the attached Terms and Conditions document. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for the types and mixture of uses recommended in the Community Mixed Use and General Residential place types, and the project will create a new commercial node in close proximity to nearby residents. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the project provides additional housing diversity to the area and increases vehicular and pedestrian circulation. 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 the project provides for the types and mixture of uses recommended in the Community Mixed Use place type, the residential densities are in line with those recommended within the General Residential place type, and the project will create a new commercial node in close proximity to nearby residents, I find recommending DENIAL of the rezoning request is reasonable and in the public interest because the proposed development will detract from the character of the surrounding community.