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HomeMy WebLinkAboutBayshore Townhomes SUP Narrative Bayshore Townhomes 8100 Block of Market Street SUP Narrative & Supplemental Information Ownership B-2 Parcels: R03600-005-006-002 (± 0.39 AC) R03600-005-007-000 (± 2.82 AC) Owner: Bee Safe Porters Neck LLC 201 North Elm Street, Suite 201 Greensboro, NC 27401 R-15 Parcels: R03700-004-147-000 (± 20.31 AC) R03700-004-148-000 (± 2.12 AC) R03700-004-189-000 (± 7.79 AC) Owner: Herbert E Parham 8304 Bald Eagle Lane Wilmington, NC 28411 Applicant Information Bayshore Townhomes, LLC 201 North Elm Street, Suite 201 Greensboro, NC 27401 Agent Information Shipman & Wright, LLP Gary K. Shipman 575 Military Cutoff Rd, Suire 106 Wilmington, NC 28405 gshipman@shipmanlaw.com 910-762-6752 Paramounte Engineering, Inc. 122 Cinema Drive Wilmington, NC 28403 aengebretson@paramounte-eng.com 910-791-6707 Proposed Zoning, Use(s), & Narrative Please list the proposed use(s) of the subject property and provide the purpose of the special use permit and a project narrative. The Applicant is proposing to construct the “Bayshore Townhomes” project, a development consisting of 304 residential units and up to 1,800 square feet (sf) of commercial space. Located in the 8100 block of Market Steet in Porters Neck, the subject property consists of approximately 33.43 acres (ac) and was previously used as a landscape contracting business and farm/tree nursery. The property is split zoned with the +3.21 ac property area fronting Market Street being zoned B-2 and the remaining +30.22 ac area being zoned R-15. There is approximately 1000 sf of I-1 zoned property (a portion of Parcel R03600-006-082-000) located between the B-2 and R-15 parcels that the applicant is under contract to purchase pending approval of the requested SUPs. This I-1 parcel provides vehicular, pedestrian, and utility/stormwater conveyance between the B -2 and R-15 properties. The I-1 property is not seeking any SUP approval. The I-1 parcel may be allowed access to this project, but no plans are provided herein. Since the zoning regulations applicable to the project vary depending on the subject zoning district, two separate Special Use Permits (SUP) are required . One SUP is required to allow for residential units in the B-2 zoning district, while the second SUP is requested for additional dwelling allowance in the +30.22 ac R-15 zoned property. While two SUPs are required to develop the proposed project, the entire +30.43 ac. property is master planned as a cohesive mixed -use project. Conditions proposed by the applicant within this application request ensure that both SUPs depend on the other to be approved or the project will not move forward as proposed. The entire project will be combined under common ownership and subjected to covenants and restrictions consistent with the conditions imposed by the SUP. In an effort to better explain the project and reduce redundancy, this narrative provides an overview of the master planned development while also providing proposed conditions and criteria responses for each of the specific SUP requests. Zoning Map Project History and Plan Revisions Since the applicant’s previous conditional rezoning development proposal was withdrawn for the subject site in December 2023, we worked with local professionals to refine plans based on the feedback received during the conditional rezoning process. The overall residential units have been reduced by 44 units from 348 units to 304 units. The developer is pursuing a mixed-use SUP on the +3.21 acre B-2 portion of the property to provide a mixture of uses and cluster more of the project density closer to Market Street within the Comprehensive Plan’s Porters Neck Growth Node. This mixed-use development includes no more than 1,800 square feet of commercial and apartments, up to 62 apartment units. In other words, 9% of the site area is now proposed to house 20% of the proposed homes and provides a housing product diversity not previously included in the project. Because the B-2 area apartment units are clustered in fewer buildings than previously proposed, the project now has more usable open space within the B -2 area allowing a fully integrated multi-modal connection to recreation and green space within the B-2 parcels as well as to the more extensive R-15 recreation and open space areas. The remaining +30.43 acre R-15 parcels contain the remainder of the 242 units as rowhouse-style townhomes. The proposed development pattern creates a transition of land uses from the more intense commercial and apartment uses near Market Street to the residential townhomes in the residentially zoned rear portion of the subject property. Wider than required vegetated buffers provide additional protection of views from and to adjacent properties. Additional amenities and stormwater facilities are now better defined and designed. A clubhouse with property management office, community resort -style pool, cabanas, summer kitchen, fitness area, club lounge, and coffee bar provide a central hub for recreation in the community. The interconnected sidewalks down tree-lined streets and wooded nature trails provide pedestrian access from all units to the club amenities as well as other recreation areas, including pickleball courts and an enclosed dog park. As the design of this property progressed, we now have refined engineering design for stormwater facilities and utilities. Building on the comments received during the conditional rezoning meetings and hearings, we now have design ed for the drainage swale to allow existing off-site stormwater from neighboring properties to move through the subject site unimpeded and wi th a more defined outfall. This will promote better drainage of the now affected surrounding properties. Drainage and utility plans illustrating the engineering design elements are included with this application. Current Plans The current SUP proposals create a master planned neighborhood of mixed housing types, amenities, and commercial space. Of the 304 residential units, a maximum of 62 apartments will be constructed in at least two buildings located within the B-2 zoning along Market Street. Because of site’s topography in the location of the commercial use, final design may show a separation of the commercial and residential portions of Building 1. This means the B-2 area would still be mixed use, and would have a maximum of 3 buildings with no change to proposed area/unit caps for either use. The building fronting Market Street is mixed-use and contains no more than 1,800 sf and no less than 1,700 sf of commercial space. The commercial space spans the portion of the building facing Market Street with residential units on the second and third floor of this mixed-use building. All residential-only buildings are proposed with 3 floors of residential units. (The B-2 district allows 3 stories or 50’ height and the R -15 district allows a maximum of 40’ height. All project roads will be privately maintained. The applicant will comply with height and story limits in the respective districts). The mixed-use B-2 development is completely encompassed by sidewalks promoting pedestrian access to and from units to the open spaces under existing specimen live oaks. Seating and multi-use recreation areas as well as landscaping are integrated into the site design promoting views of landscaped greenspace from all units. The remaining 242 residential units located in the R -15 property are two and three story townhomes promoting walking and interaction with neighbors while limiting vehicular /pedestrian conflict through design. We pulled the homes close to the wide, tree-lined sidewalks to create a walkable neighborhood. The rear accessed motor court with surface parking primarily for residents and access to the in-unit garages creates a protected core to each townhome block reducing the pedestrian/vehicular conflicts that occur in most neighborhoods in which homes garages and driveways are front loaded. The curated streetscape links all the units to the central clubhouse and recreation hub of the community as well as the pickleball courts, dog park, playground, wooded trails, and other open space amenities. Parallel parking along the streets provides overflow parking and visitor parking in close proximity to the townhomes. The design provides parking that meets or exceeds the minimum parking requirements as well as the open space requirements. The wide variety of amenities mix passive and active recreation opportunities to encourage a healthy and active community within the neighborhood. In fact, every unit is less than ¼ mile away from multiple open space areas and recreation opportunities. The site is comprised of a mixture of open grassed & wooded areas. Wetlands along the creek are vegetated and will remain undisturbed outside of any wetland impacts permitted for construction of the development’s essential site improvements. Thick wooded areas are both deciduous and evergreen trees and shrubs and exist primarily around the property boundaries and wetlands. Internal portions of the site feature sporadic trees with a managed understory of mowed grassed land. The site design works to wooded areas along property boundaries to the extent possible, but specifically within the R -15 land. The project has wide buffers around the project periphery leaving or augmenting the existing wooded vegetated edge at the property lines. The buffers vary in width, but all exceed the minimum requirement. In addition, the proposed buildings far exceed required setbacks, and increased buffers have been provided along the perimeter of the project to help reduce impacts to adjacent homes. Both the widened buffers and increased setbacks pull the units away from the neighboring properties to protect views. The site design also offers well thought -out infrastructure, including stormwater management both for the proposed neighborhood and for the existing drainage coming onto the site from surrounding properties. During previous planning efforts and community outreach, we heard a variety of concerns about the surrounding lands not draining well. In coordination with NHC Engineering and with additional survey of the property, we propose a drainage swale running from the existing pond on site to the natural outfall, the creek on the southeast of the site. This allows water to better drain, unimpeded, from surrounding properties through this site and to the natural outfall. The existing 404 wetlands will be preserved, outside of a road crossing to access the R-15 land on a road compliant with NHC standards. Proposed stormwater ponds to handle the proposed development are designed to exceed the NHC minimum stormwater requirements, providing additional flood control and promoting responsible development practices for this project and surrounding neighborhoods. The project proposes access from Market Street and to keep through traffic out of adjacent neighborhoods. While there are two existing road stubs to the project, the Porters Crossing road connection on the eastern property boundary stubs into a NHC conservation overlay district (COD). As such, this project leaves the COD intact and avoids making this road connection. The adjacent Porters Pointe neighborhood has a road stub on the northern property boundary at the Brays Drive connection. A secondary access is proposed at this location for emergency-only access. It will have a siren activated , Knox Box, or Knox Lock gate to prevent non-emergency vehicles from traveling through Porters Pointe to Porters Neck Road. The road connection has been previously discussed with New Hanover County Fire Marshal’s office and the design will be further defined and submitted for New Hanover County Planning and Fire Marshal review and approval as part of design development documents for this project. A Traffic Impact Analysis (TIA) was previously approved in 2023 for 348 units on the R -15 portion of the site. The TIA approval letter recommended two major improvements to Market Street: a signalized left turn/U-turn at Cypress Pond Way adjacent to Food Lion, and an extension to the existing right turn lane leading to Porters Neck Road. These improvements exceed those identified by the TIA and not only mitigate project impacts but improve overall performance of the system. The signal will allow enhanced traffic circulation for cars making the left to the Food Lion shopping center or a U -turn to access the Medac or other commercial businesses and professional offices in the area. The extended right turn lane will not only provide right turn lanes for the existing uses between the ABC Store and Porters Neck Road but also a means for vehicles accessing Porters Neck Road to bypass vehicles destined for Hampstead which are waiting for the signal to proceed northward. The TIA modification to reflect the lessened unit count and added commercial retail use is in the process of being reviewed. The modification confirms that the previously required improvements are still appropriate for the revised unit count and commercial space for the overall project. The project offers much needed housing close to goods and services and increases housing stock to lessen our documented housing shortage. Per the City of Wilmington & New Hanover County’s 2022 Housing Needs Assessment Update: “There is an estimated overall housing gap of 12,147 rental units (up from 10,776 units in 2020) and a gap of 16,875 for-sale units (up from 13,017 units in 2020) within the county over the next 10 years. These both represent increases in housing gaps since the 2020 study, with the rental housing gap increasing by 1,371 (12.7%) and the for -sale housing gap increasing by 3,858 (29.6%) over the past two years.” This project has been diligently designed to enhance New Hanover County’s housing offerings while also adding traffic improvements to the Market Street corridor. The design, craftsmanship, materials, and finishes will all be commensurate with New Hanover County’s finest communities and in keeping with the standards the applicant sets as a company. About the Applicant The Applicant is a multifamily development division of The Carroll Companies, and will follow the visions and directives of its President and CEO, Roy E. Carroll, whose achievements and national recognition are directly attributable to the care and attention that he and his companies provide to each project they undertake. The Carroll Companies has developed and continues to develop prestigious properties throughout the Carolinas, and also operates in Tennessee, Texas, Florida, and Montana. The Applicant and The Carroll Companies are looking forward to expanding their presence in New Hanover County, one of North Carolina’s most vibrant areas, as amplified by The Carroll Companies’ “The Avenue” project located on Military Cutoff. The Applicant and The Carroll Companies are sensitive to the concerns regarding the proper development of remaining acreage in New Hanover County, and have designed this project with those concerns in mind. As with all of our projects, quality and protection of the surrounding environment are a cornerstone of this proposed project. B-2 SUP – Residential Units in the B-2 District The following proposed conditions and criteria response relate to the area of the project zoned B -2. Proposed Conditions (B-2) 1. Any Special Use Permit (“SUP”) pertaining to the subject site (area zoned B-2) shall not be effective without the approval of the separate SUP pertaining to the portion of the overall project currently zoned R-15. 2. Any property currently zoned I-1 is not part of the SUP requests, but the SUP pertaining to the subject site shall not be valid without use of the land zoned I -1 for vehicular, pedestrian, and utility/infrastructure connectivity to the portion of the overall project currently zoned R-15. 3. The property comprising of the overall project will be combined under common ownership, and the project thereafter will be master planned and developed as such pursuant to the provisions of the subject SUPs. The combined properties shall be subjected to the provisions of covenants and restrictions consistent with the conditions imposed by either SUP within the land’s respective zoning. 2. Prior to construction, plans for the project shall clearly identify all access, utility, and stormwater easements between the subject site and through those portions of the property currently zoned I-1 and R- 15. 3. Areas of buffer and open space outside of essential site improvements and easements will preserve existing trees that are not dead, dying, or otherwise hazardous. 4. Buildings will be a maximum of three stories and a maximum of 50’ height in the B-2 parcels. Criteria Required for Approval of a Special Use Permit (B-2) 1. The use will not materially endanger the public health or safety if located where proposed and approved. a. The proposal will not materially endanger the public health or safety. The traffic infrastructure required by the approved TIA will be completed prior to project completion and will enhance the safety of this portion of Market Street. b. The stormwater infrastructure that will be installed with development of this project will aid the flow of stormwater through this site, and therefore, away from adjoining properties. c. The proposed development will comply with all local, State, and Federal regulations. d. A Traffic Impact Analysis will be completed for the overall project, and the required roadway improvements will be constructed in accordance with NCDOT standards , and will enhance the safety of this portion of Market Street for traffic going in both directions . e. The project will be served by CFPUA for both water and sewer services. f. Stormwater facilities will be installed in accordance with New Hanover County and State standards. g. The proposed mixed-use commercial and multi-family residential housing is less intense than what could be developed by-right in the B-2 zoning district (gas stations, auto repair, commercial shopping centers, etc.) under the Unified Development Ordinance. h. Soil and erosion control will be designed and permitted in accordance with state and local requirements. The implementation of the design will be monitored by the applicant, applicant’s site contractors, and by regulators to assure compliance with the permit thereby protecting the water supply as well as surface waters. Since this site drains to SA/HWQ waters, erosion control measures will be designed for the 25 -year storm event to further protect sensitive waters, additional measures may be employed to assure compliance with the permit. i. The Applicant and Contractor will obtain and comply with all necessary permits and monitor construction activities to avoid possible adverse effects on air quality. 2. The use meets all required conditions and specifications of the Unified Development Ordinance. a. The proposed use will comply with all conditions and specifications of the Unified Development Ordinance, including the specific use standards listed in Section 4.3.2.A.2.b of the code: i. The proposed project will include a mixture of uses that are unified into a single development. ii. The proposed development shall be under single ownership or unified control by the applicant/ a property owners association/ a property management group. iii. The proposed uses within the development shall be restricted to residential uses and commercial uses allowed in the B-1 district. These are less intense uses than the current B-2 zoning allows by-right. iv. Sidewalks will be provided throughout the project and connect to the rear R-15 portion of the master planned project to promote use of project amenities and open space . v. The provided parking shall be shared. All B-2 area uses will provide parking to support the uses on within the B-2 parcels. vi. Community facilities and/or common area will be provided. vii. A mixture of uses with commercial and residential apartments is proposed along Market Street. The proposed commercial space will be located closest to Market Street. viii. Conceptual building elevations have been provided. Exterior lighting shall comply with the standards of the Unified Development Ordinance. 3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public necessity. a. The proposal will not substantially injure the value of adjoining or abutting property. The applicant will provide an appraiser’s report from a well respected and local MAI appraiser, Brad White, that confirms this. Traffic associated with this use will not travel through any of the adjacent residential subdivisions, and only emergency vehicles will be able to access the adjacent Porters Pointe subdivision through a gate. Great attention has been paid by the applicant to maintain existing vegetative buffers between the project area and the adjacent residential subdivisions. The drainage infrastructure associated with this proposed project will a llow water to better drain, unimpeded, from surrounding properties through this site and to the natural outfall. The existing 404 wetlands will be preserved, outside of a road crossing to access the R -15 land on a road compliant with NHC standards. Proposed stormwater ponds to handle the proposed development are designed to exceed the NHC minimum stormwater requirements, providing additional flood control and promoting responsible development practices for this project and surrounding neighborhoods b. The adjacent portion of the Market Street corridor has been developed as a commercial node containing many big box retailers, restaurants, and medical offices. This proposed plan offers a transition of uses from the commercial corridor to multi -family apartments. c. The proposed residential housing is less intense than what could be developed by -right in the B-2 zoning district (gas stations, auto repair, commercial shopping centers, etc.). 4. The location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the New Hanover County Comprehensive Plan. a. The proposal will be in harmony with the area and in general conformity with the New Hanover County Comprehensive Plan. b. The subject site is classified as Urban Mixed Use on the Future Land Use Map included in the 2016 Comprehensive Plan. In addition, the property falls within the Porters Neck Growth Node. c. The Urban Mixed Use classification promotes a mixture of residential, office, and commercial uses at higher densities and intensities. Mixed uses are encouraged on the same parcel in this classification, but they can also be adjacent to each other and separated by roadways in a horizontal pattern. For residential uses, multi-family housing is encouraged, though higher density single-family housing, such as rowhouse/townhouse development, is not prohibited. Urban Mixed Use areas promote the highest densities in the County and are where multi-family housing consistent with the RMF-H zoning district requirements, which allows up to 36 dwellings units per acre, would be most appropriate. The applicant’s proposed B-2 development with a density of 19.31 du/ac is far below the highest allowable densities in Urban Mixed Use areas. d. Growth nodes are areas of concentrated development, having higher intensities and densities than the surrounding area. High-density development is promoted in these areas that will promote pedestrian activity and alternative transportation options. R-15 SUP – Additional Density Allowance The following proposed conditions and criteria response relate to the area of the project zoned R -15. Proposed Conditions (R-15) 1. Any Special Use Permit (“SUP”) pertaining to the subject site (area zoned R-15) shall not be effective without the approval of the separate SUP pertaining to the portion of the overall project currently zoned B-2. 2. Any property currently zoned I-1 is not part of the SUP requests, but the SUP pertaining to the subject site shall not be valid without use of the land zoned I -1 for vehicular, pedestrian, and utility/infrastructure connectivity to the portion of the overall project currently zoned B -2. 3. The property comprising of the overall project will be combined under common ownership, and the project thereafter will be master planned and developed as such pursuant to the provisions of the subject SUPs. The combined properties shall be subjected to the provisions of covenants and restrictions consistent with the conditions imposed by either SUP within the land’s respective zoning. 4. Prior to construction, plans for the project shall clearly identify all access, utility, and stormwater easements between the subject site and through those portions of the property currently zoned I -1 and B- 2. 5. Areas of buffer and open space outside of essential site improvements and easements will preserve existing trees that are not dead, dying, or otherwise hazardous. 6. Buildings will be a maximum of three stories and will not exceed 40’ height 7. Access to and from Brays Drive shall be gated and restricted to emergency vehicles only. 8. Buffers between the project and adjacent residential neighborhoods shall exceed minimum requirements. Buffers vary in width. 9. Bicycle and pedestrian infrastructure shall be installed up to the property line where the project road connects to Brays Drive. 10. An overland relief path (swale) within a public drainage easement will be provided from the existing pond to the proposed outfall. Coordination with NHC Engineering will be conducted during the stormwater permitting process for the project in order to determine the specific design of the relief path and easement. Criteria Required for Approval of a Special Use Permit (R-15) 1. The use will not materially endanger the public health or safety if located where proposed and approved. a. The proposal will not materially endanger the public health or safety. The traffic infrastructure that will be completed will enhance the safety of this portion of Market Street. Approved Traffic Impact Analysis will dictate the improvements required for the developer to install and they will be installed prior to completion of construction. b. The stormwater infrastructure that will be installed will aid the flow of stormwater through this site, and therefore, away from adjoining properties. c. The proposed development will comply with all local, State, and Federal regulations. d. The project will be served by CFPUA for both water and sewer services. e. Stormwater facilities will be installed in accordance with New Hanover County and State standards. f. A overland relief path within a public drainage easement will be provided from the existing pond to the proposed outfall. g. Soil and erosion control will be designed and permitted in accordance with state and local requirements. The implementation of the design will be monitored by the applicant, applicant’s site contractors, and by regulators to assure compliance with the permit thereby protecting the water supply as well as surface waters. Since this site drains to SA/HWQ waters, erosion control measures will be designed for the 25 -year storm event to further protect sensitive waters, additional measures may be employed to assure compliance with the permit. h. The Applicant and Contractor will obtain and comply with all necessary permits and monitor construction activities to avoid possible adverse effects on air quality. 2. The use meets all required conditions and specifications of the Unified Development Ordinance. a. The proposed use will comply with all conditions and specifications of the Unified Development Ordinance, including the specific use standards listed in Section 3.1.3.E of the code. Per this UDO section: i. The proposed use complies with the maximum density standard of 10.2 du/ac permitted with the Additional Dwelling Allowance in the R-15 zoning district. ii. No AE or VE floodplain impacts will occur with this project since it is located in Zone X. iii. The subject site is contiguous to a Urban Mixed Use Place Type. The site is also part of the Land Use Plan’s Identified Growth Node for Porters Neck. The proposed use has direct access to and from an existing major arterial street (Market Street)The proposed use provides a minimum of 35% open space and includes constructed recreation amenities throughout the proposed development. iv. The proposed use will connect to public water and sewer and comply with all regulatory standards of the UDO and state and local permits v. The proposed use will not exceed a maximum of 40% impervious surfaces on the property. vi. The proposed use shall comply with all applicable setback, parking, and landscaping requirements. No structure will exceed 40’ height, the maximum dictated for the R -15 district by the UDO. 3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public necessity. a. The proposal will not substantially injure the value of adjoining or abutting property. The applicant will provide an Affidavit from a well-respected and local MAI appraiser that confirms this. Traffic associated with this use will not travel through any of the adjacent residential subdivisions, and only emergency vehicles will be able to access the adjacent Porters Pointe subdivision through a gate. Great attention has been paid by the applicant to maintain existing vegetative buffers between the project area and the adjacent residential subdivisions. The drainage infrastructure associated with this proposed project will allow water to better drain, unimpeded, from surrounding properties through this site and to the natural outfall. The existing 404 wetlands will be preserved, outside of a road crossing to access the R -15 land on a road compliant with NHC standards. Proposed stormwater ponds to handle the proposed development are designed to exceed the NHC minimum stormwater requirements, providing additional flood control and promoting responsible development practices for this project and surrounding neighborhoods b. The adjacent portion of the Market Street corridor has been developed as a commercial node containing many big box retailers, restaurants, and medical offices. c. Buffers beyond minimum requirement in width and vegetation density will be provided along adjacent residential homes. The location of existing site features such as existing ditches and pond help assure additional setback of structures, protect views for adjacent properties, and promote clustering the housing farther from the property line than is required. d. The proposed plan transitions uses from commercial along Market Street to multi -family apartments to townhomes. e. Because proposed uses are similar to those of surrounding properties, hours of operations and activities are compatible. f. Housing in all product types is a documented need according to the City/New Hanover County joint housing study. This project promotes complementary commercial and residential uses located next to each other all while offering a diversity of housing types near the goods and services of the Porters Neck Growth Node. g. Access will be provided only from Market Street and not through adjacent neighborhoods (except for emergency vehicles on Brays Drive). 4. The location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the New Hanover County Comprehensive Plan. a. The proposal will be in harmony with the area and in general conformity with the New Hanover County Comprehensive Plan. b. The proposed development offers a transition of residential housing types between Market Street and existing R-15 development. Townhomes are appropriate in the General Residential classifications and help achieve Goal XV of the Comprehensive Plan that encourages the development of a range and diversity of housing types. c. The proposed density of 8.37 du/ac excluding the conservation overlay district and density of 8.0 du/ac including the conservation overlay district in the density calculation reflects compliance with both the UDO and County’s Comprehensive Plan. The project offers an appropriate blend of the recommendations of the General Residential place type and the Porters Neck Growth Node. d. The subject site is classified as Urban Mixed Use on the Future Land Use Map included in the 2016 Comprehensive Plan. In addition, the property falls within the Porters Neck Growth Node. e. The Comprehensive Plan supports increased density in Growth Nodes (Goal III) f. Growth nodes are areas of concentrated development, having higher intensities and densities than the surrounding area. High-density development is promoted in these areas that will promote pedestrian activity and alternative transportation option s. g. By transitioning the uses within the project from commercial along the Market Street commercial corridor to multi-family apartments to townhomes to open space and stormwater adjacent to the surrounding residential neighborhoods, this project steps down proposed land use intensities . Contrary to the development patterns of traditional single-family neighborhoods found throughout the County in which land is allowed to be cleared to the property line with little to no buffers required, this proposed in-fill project carefully balances the clustering of density away from property lines and exceeds minimum County requirements to provide and enhance the existing vegetated buffers to protect the character and development pattern surrounding the site.