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HomeMy WebLinkAboutApplicationPage 1 of 7 Conditional Zoning District Application – Updated 06-2023 NEW HANOVER COUNTY_____________________ DEPARTMENT OF PLANNING & LAND USE 230 Government Center Drive, Suite 110 Wilmington, North Carolina 28403 Telephone (910) 798-7165 nhcgov.com/528/Planning-Land-Use CONDITIONAL ZONING APPLICATION This application form must be completed as part of a conditional zoning application submitted through the county’s online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the application, are set out in Section 10.3.3 of the Unified Development Ordinance. Public Hearing Procedures (Optional) Pre-Application Conference 1 Community Information Meeting 2 Application Submittal & Acceptance 3 Planning Director Review & Staff Report (TRC Optional) 4 Public Hearing Scheduling & Notification 5 Planning Board Hearing & Recom- mendation 6 Board of Commissioners Hearing & Decision 7 Post-Decision Limitations and Actions 1.Applicant and Property Owner Information Applicant/Agent Name Owner Name (if different from Applicant/Agent) Company Company/Owner Name 2 Address Address City, State, Zip City, State, Zip Phone Phone Email Email Craig Johnson PO Box 538 Wrightsville Beach, NC 28480 910-442-7500 craig@herringtonclassichomes.com Canh Nguyen 824 Bluestone Rd. Durham, NC 27713 Ngoc NguyenHeron Cove Development, LLC Page 2 of 7 Conditional Zoning District Application – Updated 06-2023 2.Subject Property Information Address/Location Parcel Identification Number(s) Total Parcel(s) Acreage Future Land Use Classification 3.Proposed Zoning, Use(s), & Narrative Proposed Conditional Zoning District: Total Acreage of Proposed District: Maximum Residential Density (if applicable) Maximum Non-Residential Square Footage (if applicable) Please list all of the specific uses that will be allowed within the proposed Conditional Zoning District, the purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the corresponding General Use District are eligible for consideration within a Conditional Zoning District. 6425, 6437 Gordon Rd. & 1927 Gordon Acres Dr. R04300-003-025-000, R04300-003-057-000, and R04300-003-026-010 10.8 acres Existing Zoning and Use(s) R-15 -Vacant and Residential 8 units/acre See Attached. 10.8 acres General Residential R-5 Page 3 of 7 Conditional Zoning District Application – Updated 06-2023 4.Proposed Condition(s) Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding general use 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 placed on the Conditional Zoning District below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process. 5.Traffic Impact Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this application. Note: It is recommended that traffic generation numbers be reviewed by the WMPO prior to application to ensure that the most appropriate ITE land use code is identified and most recent generation rates have been applied. If numbers are verified, please attach a copy of the verification. If numbers have not been verified and the submitted generation numbers must be adjusted, this may result in the application being ineligible to move forward to the intended Planning Board agenda. ITE Land Use(s): Trip Generation Use and Variable (gross floor area, dwelling units, etc.) AM Peak Hour Trips: PM Peak Hour Trips: See Attached. LUC 210 81 single family units 61 82 Page 4 of 7 Conditional Zoning District Application – Updated 06-2023 6.Conditional Zoning District Considerations The Conditional Zoning District procedure is established to address situations where a particular land use would be consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community at-large. The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Zoning district meets the following criteria. 1.How would the requested change be consistent with the County’s policies for growth and development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc. 2.How would the requested Conditional Zoning district be consistent with the property’s classification on the 2016 Comprehensive Plan’s Future Land Use Map. See Attached. See Attached. Page 5 of 7 Conditional Zoning District Application – Updated 06-2023 3.What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is the land involved unsuitable for the uses permitted under the existing zoning? See Attached. 3. Proposed Zoning, Use(s), & Narrative Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the corresponding General Use District are eligible for consideration within a Conditional Zoning District. Heron Cove Development, LLC is requesting the property, including parcels R04300-003-025-000, R04300-003-057-000, and R04300-003-026-010, be rezoned to from R-15 to Residential Moderate-High Density (R-5) District for an eighty-one (81) lot, single family detached residential use of the property to provide a necessary missing middle housing opportunity. The R-5 district allows a range of housing types and can be developed in conjunction with a non-residential district to create a vertical mixed-use development pattern as well as serve as a transition between mixed-use or commercial development and low to moderate density residential development. The proposed project is an infill development located on three tracts of mostly vacant land, which includes three mobile homes, and is surrounded by developed single-family residential properties. The Future Land Use Map identifies this site as General Residential. General Residential focuses on lower density housing ranging up to approximately 8 units per acre and typically consisting of single-family or duplexes. The proposed project is for single-family residential at under 8 units per acre which aligns with the properties’ classifications on the 2016 Comprehensive Plan’s Future Land Use Map. Wetlands are present on the site; however, they are primarily concentrated along the stream corridor, which aligns with the proposed sanitary sewer route. All applicable stream and wetland buffers will be maintained as required by local and state regulations and permitting. The project proposes this as open space with no residential units near the wetlands. The project will have access via of the public right of way of Gordon Road and connect to CFPUA for water and sewer. A Traffic Impact Analysis is not required due to the trip generation. The Heron Cove neighborhood is set to benefit from the planned widening of Gordon Road (SR 2048) from I- 40 to Market Street (US 17) in New Hanover County, as part of NCDOT Project U-6202. This initiative aims to enhance capacity and alleviate congestion along Gordon Road, accommodating the area's growth. Once completed, these improvements will significantly enhance traffic flow and accessibility around the development site. This project will include a sidewalk connection to the newly constructed multiuse path on Gordon Road. Heron Cove will offer well-constructed, brand-new single-family detached homes at an attainable price point, helping to address the growing demand for quality affordable housing in the region. The site is ideally located, providing residents with convenient access to major transportation routes, including I-40 to the west and I-140 via Military Cutoff Road to the east. This strategic location enhances connectivity to employment centers, schools, retail, and other essential services, making it an ideal choice for working families and first-time homebuyers. 4. Proposed Condition(s) Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding general use 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 placed on the Conditional Zoning District below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process. The Applicant to include an emergency only access to Daniel Boone Trail. The Applicant proposes to include, at minimum, a one car garage to each home. The Applicant will provide a six-foot fence in the rear of each lot of the Heron Cove neighborhood. 6. Conditional Zoning District Considerations 1. How would the requested change be consistent with the County’s policies for growth and development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc. The proposed project is currently classified General Residential on the Future Land Use Map and bordered by General Residential and Community Mixed Use. General Residential focuses on lower density housing ranging up to approximately 8 units per acre and typically consisting of single-family or duplexes. The proposed project is for single-family detached residential units at under 8 units per acre which aligns with the properties’ classifications on the 2016 Comprehensive Plan’s Future Land Use Map. New Hanover County continues to face growing demand for housing due to population growth and limited supply. As home prices rise, many residents struggle to find housing. Increasing the housing supply, particularly a mix of housing types and price points, can help ease this pressure and improve overall affordability. Strategic infill development and thoughtful land use planning are essential tools in addressing this housing need. The single family residential would assist with the County’s Strategic Plan Objective of enhancing the self-sufficiency of individuals and families and Goal XV of providing a range of housing types, opportunities, and choices. This project will provide a safe and conveniently located community and provides another housing type near the employment centers as it is located near a park, fire station, elementary school, and shopping. 2. How would the requested Conditional Zoning district be consistent with the property’s classification on the 2016 Comprehensive Plan’s Future Land Use Map. The proposed project is currently zoned General Residential and bordered by general residential. General Residential focuses on lower density housing ranging up to approximately 8 units per acre typically consisting of single family or duplexes. The proposed project is for single-family detached residential units at under 8 units per acre which aligns with the properties’ classifications on the 2016 Comprehensive Plan’s Future Land Use Map. 3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is the land involved unsuitable for the uses permitted under the existing zoning? The project site is bordered on the west by the Daniel Boone Trail neighborhood and to the east by the Gordon Acres Road neighborhood. Also nearby is Ellington Farms, an apartment complex zoned MD-10. The surrounding properties have not been developed in the typical R-15 purpose of very low to low density residential development and the R-5 zoning with single family detached homes would be a proper transition to the surrounding neighborhoods. The neighborhood would be approximately one mile from Ogden Park and the NCDOT project U- 6202 will provide a multiuse path from the neighborhood to the park as well as the commercial center at the intersection of Gordon Road and market Street. This single family detached home neighborhood would be within close proximity to parks, services, and employment opportunities.