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HomeMy WebLinkAboutApplicationPage 2 of 8 Special Use Permit Application – Updated 02-2022 2. Subject Property Information Address/Location Parcel Identification Number(s) Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification 3. 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 (attach additional pages if necessary). 4. Proposed Condition(s) Please note: Within a special use permit proposal, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding zoning district regulations may be added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding community. Please list any conditions proposed to be included with this special use permit application below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process that meet or exceed the minimum requirements of the Unified Development Ordinance. R02800-004-011-000 and R02800-004-012-000 PT RANCH 118 & PT RANCH 119 SEC 2 GREENVIEW RANCHES 10.61 acres R-15, vacant Community Mixed Use Please see attached Exhibit A. Please see attached Exhibit A. Exhibit A to Special Use Permit Application (Carillon Assisted Living, LLC) The Applicant, Carillon Assisted Living, LLC (“Carillon”), is proposing a 65-room licensed Assisted Living and Memory Care facility to serve the needs of New Hanover County residents and their family members. Carillon is a local North Carolina company headquartered in Raleigh. Carillon has extensive experience owning and operating similar communities across the State. As an owner-operator, Carillon takes great pride in maintaining a long-term presence in the communities it serves. The subject property, which is an ideal location for the proposed new assisted living facility, is located in northern New Hanover County and is generally shown below: 1. The use will not materially endanger the public health or safety if located where proposed and approved. The proposed assisted living facility with memory care component will not endanger public health or safety. To the contrary, the proposed facility is designed and intended to help address the healthcare and housing needs of New Hanover County residents. Under the New Hanover County Unified Development Ordinance (UDO), the proposed use is categorized as Senior Living: Assisted Living Facility. The proposed facility will be licensed through the State of North Carolina, Division of Health Service Regulation Adult Care Licensure Section, and the proposed facility is subject to compliance with all applicable rules, regulations, inspections and permitting. The proposed use is a benefit to public health and community housing needs, and particularly with regard to the aging population, as it will contribute to the number of assisted living beds in New Hanover County. 2 Carillon is very experienced in operating similar facilities throughout State, having opened the doors to its first assisted living community in 1997. There is a significant need for licensed assisted living and memory care beds in New Hanover County. In fact, there are no licensed assisted living care facilities within a 2.5-mile radius of the proposed site. There is only one licensed assisted living facility in a 5-mile radius. The need for licensed assisted living is in high demand in this area of New Hanover County and thus this use would improve the public health. 2. The use meets all required conditions and specifications of the Unified Development Ordinance. The proposed use will comply with all applicable provisions of the UDO, including Section 4.3.2.B.4, Senior Living: Assisted Living Facilities, which include the following: Senior Living: Assisted Living Facility Developments in this category that are not part of a continuing care retirement community shall comply with the following standards: a. The minimum lot size is five acres. The proposed site is 10.61 acres. b. Maximum height shall be limited to 35 feet when buildings are placed within 50 feet of single-family residential lots or parcels. All proposed structures will adhere to the maximum height requirements. c. Except as otherwise required by subsection c above, the height of buildings may be increased to no more than 50 feet when setbacks are increased to equal the proposed height of the building. All proposed structures will adhere to the maximum height requirements. d. The site must be served by public water and sewer. Public water and sewer are available. The Applicant will extend public water and sewer to the subject property. e. Maximum impervious area shall not exceed 50 percent of the net acreage. In areas where coastal stormwater rules apply, those limits will supersede this provision. The use will conform to all requirements. Please see the proposed Special Use Permit site plan. 3 f. Open space and improved recreation space shall be provided at a rate of 20 percent of net acreage. Vegetative buffers of not less than 20 feet are required for all proposals. The proposed use will conform to all requirements. Please see the proposed Special Use Permit site plan. g. Frontage on an arterial or collector roadway is required. The proposed location satisfies this requirement. Military Cutoff Extension is a principal arterial according to the WMPO Roadway Functional Classification Map as seen below. h. All other local state or federal permits or authorizations are required. The proposed facility will be licensed by the State of North Carolina through the Division of Health Service Regulation Adult Care Licensure Section. The proposed facility will be subject to all applicable rules, regulations, inspections and permitting for an assisted living facility with memory care component. All other applicable Federal, State and local permits and authorizations will be obtained. 3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public necessity. The proposed Assisted Living and Memory Care facility will not substantially injure the value of adjoining or abutting property. Assisted Living and Memory Care, which General location of site. 4 classified as a residential use under the NHC UDO, is a low-impact use that will be an asset to the community and provide much needed healthcare and housing options for New Hanover County residents and their family members. Given the population growth of New Hanover County over the last decade and the projections for future growth, the proposed facility can also be viewed as a public necessity, as there is a demand for additional licensed assisted living and memory care facilities in New Hanover County. It should be noted also that the proposed site is located in what is essentially an undeveloped portion of the County and surrounded almost entirely by vacant land, as seen on the excerpt below from the NHC GIS: Carillon intends to build a very high-quality, attractive and extensively landscaped, well-designed facility that will be an asset to the community and enhance the surrounding area. 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 Land Use Plan. In addition to the foregoing, the NHC Comprehensive Plan states that our community has experienced a significant increase in the senior population (see Comp. Plan Public Engagement Plan p. 3). Providing alternative housing options to serve the growing senior population is consistent with the goals of the Comprehensive Plan, as stated in Goal XV and Guideline XV.A.3 as follows: Goal XV: Provide for a range of housing types, opportunities, and choices. Implementation 5 Guideline XV.A.3 Review zoning regulations where appropriate to accommodate populations with special needs such as the elderly and disabled. This is consistent with both the population and housing needs trends seen in New Hanover County in recent years. For instance, the U.S. Census Bureau estimated in July of 2023 that persons 65 years and older make up 19.6 percent of the County’s population (which is greater than the national percentage of 17.7%). Source: U.S. Census Bureau website. Also, the Bowen National Research Housing Needs Assessment Update 2022 similarly provides: Projections for 2027 indicate that the greatest growth of household heads by age will occur among those 75 and older with an increase of 3,072 households (24.6% increase) within the CSA. The Bowen report further states: The projected significant increase in senior households age 65 and older (3,972 Table 10 BOWEN NATIONAL RESEARCH IV-7 households) indicates a likely increase in demand for senior-oriented housing of both independent and assisted-living types, while the expected growth in households between the ages of 35 and 54 (1,665 households) will likely contribute to demand for family-oriented housing. Bowen National Research Housing Needs Assessment Update 2022 pages IV6 - IV7 (emphasis added). Page II-3 of the Bowen report, Figure 12, further illustrates the projected increase in senior-led households, particularly in the 75+ category. 6 Bowen National Research Housing Needs Assessment Update 2022 page II-3. Accordingly, this Special Use Permit request is a benefit to the community by filling a demonstrated need for housing options and alternatives for the elderly population. Also, the proposed project is located within the Community Mixed Use placetype. This placetype is suitable for a mixture of uses, including the type of moderate density residential that would be comparable to an assisted living facility: The proposed project is a good example of the land use compatibility of permitted residential uses within the R-15 zoning district and the more intense Community Mixed Use placetype. By combining residential and healthcare services into a low-impact use, the proposed assisted living and memory care facility is compatible with both the residential zoning district and the Community Mixed Use placetype. 7 The proposed project will also create skilled jobs for County residents, support future economic growth in the County and increase the County’s tax base. In conclusion, the proposed Assisted Living and Memory Care facility meets all of the requirements for the issuance of a Special Use Permit, provides much needed healthcare and housing options for County residents and their family members, and will be a significant benefit to the community.