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HomeMy WebLinkAboutZ25-06 PB Staff ReportZ25-06 Staff Report PB 5.1.2025 Page 1 of 14 STAFF REPORT FOR Z25-06 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z25-06 Request: Rezoning to a Conditional R-5 district Applicant: Property Owner(s): Craig Johnson, Heron Cove Development LLC Canh Nguyen & Ngoc Nguyen Location: Acreage: 6425 & 6437 Gordon Rd, 1927 Gordon Acres Dr 10.8 PID(s): Comp Plan Place Type: R04300-003-025-000, R04300-003-057-000 & R04300-003-026-010 General Residential Existing Land Use: Proposed Land Use: Residential and some Vacant Single-Family Residential Current Zoning: Proposed Zoning: R-15, Residential (CZD) R-5, Residential Moderate-High Density SURROUNDING AREA LAND USE ZONING North Single-Family Residential- Meadowbrook and Sun Coast Village R-15 East Single-Family Residential R-15 South Single-Family Residential & Mobile Home Park R-15 West Single-Family Residential- Blendin Meadows R-15 Z25-06 Staff Report PB 5.1.2025 Page 2 of 14 ZONING HISTORY July 7, 1972 Initially zoned R-15 (Area 8B) COMMUNITY SERVICES Water/Sewer Water services are available through CFPUA through a mainline extension. Sanitary sewer is available through CFPUA with a mainline extension. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Ogden Station Schools Blair Elementary, Trask Middle, and Laney High Schools Recreation Ogden Park, Smith Creek Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources. Historic No known historic resources Archaeological No known archaeological resources Z25-06 Staff Report PB 5.1.2025 Page 3 of 14 APPLICANT’S PROPOSED CONCEPTUAL PLAN Applicant’s Concept Plan - Includes Staff Markups • The applicant is proposing to construct a single-family residential neighborhood with 81 homes. • The applicant’s concept plan intends for this to be a performance residential subdivision, which does not require minimum lot sizes but does require a 20’ periphery setback around the development. • The new lots will be accessed through a new private drive off Gordon Road. • The applicant’s proposed conceptual plan includes the stormwater management ponds, dedicated open space, and a proposed recreational area. • The applicant’s proposed conceptual plan indicates that 3.19 acres (about 29%) of the site will be reserved as open space, exceeding the UDO requirement of providing 20% open space. Go r d o n R d Proposed Stormwater Proposed Recreation Area Stormwater and Open Space Wetlands Stub Road for Emergency Access Ma t c h l i n e Ma t c h l i n e Open Space to break up block length Z25-06 Staff Report PB 5.1.2025 Page 4 of 14 • The applicant’s proposed concept plan also denotes wetlands on the site which the proposed road will cross. However, no homes are proposed in that area of the site. • The applicant has proposed a condition that there will be a stub road out to Daniel Boone trail for emergency access only. • The applicant has proposed a condition that there will be a 6’ privacy fence at the rear of each lot in the development. • Under the proposed R-5 zoning district, buildings have a maximum height of 40 feet. ZONING CONSIDERATIONS • The R-15 district in this area was established in 1972. At the time, the purpose of the R-15 district was to ensure that housing served by private septic and wells would be developed at low densities. Since that time, public water and sewer have become available to the surrounding area. • While the site is zoned R-15, there are some higher density projects along the Gordon Road corridor, including Cape Harbor Apartments and Smith Creek Apartments which received a Special Use Permit to exceed the maximum density of the R-15 zoning district. Additionally, the Ellington Farms apartments to the southeast were annexed into the City of Wilmington to accommodate their density request. • As currently zoned, the subject site would be allowed 27 single-family units in a performance residential subdivision. • The R-5 district was established to provide lands that accommodate moderate to high density residential development on smaller lots with a compact and walkable development pattern. 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. • Transitional buffers are not required for single-family residential developments. • The UDO prescribes a maximum block length of 1,000 feet. The applicant has broken up the blocks with open space in order to adhere to this requirement. • If approved, the project would be subject to Technical Review Committee and zoning compliance review processes to ensure full compliance with all ordinance requirements and specific conditions included in the approval. Only minor deviations from the approved conceptual plan, as defined by the UDO, would be allowed. Z25-06 Staff Report PB 5.1.2025 Page 5 of 14 AREA DEVELOPMENTS Z25-06 Staff Report PB 5.1.2025 Page 6 of 14 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning would allow a maximum of 27 single-family dwelling units. PROPOSED ACCESS Primary Access Gordon Road EXISTING ROADWAY CHARACTERISTICS Affected Roadway Gordon Road Type of Roadway NCDOT minor arterial Roadway Planning Capacity (AADT) 15,459 Stub Road Proposed for Emergency Access Only Z25-06 Staff Report PB 5.1.2025 Page 7 of 14 Latest Traffic Volume (AADT) 20,500 (2023) Latest WMPO Point-in-Time Count (DT) 27,412 (January 1, 2024) Current Level of Congestion Over Capacity NEARBY NCDOT STIP ROADAWAY PROJECTS • U-6202- Gordon Road Widening from US-17 (Market Street) to I-40 is currently set to begin construction in 2025. • U-4751- Military Cutoff Extension – opened in 2024. TRAFFIC GENERATION Traffic Generated by Present Designation Traffic Generated by Proposed Designation Potential Impact of Proposed Designation AM Peak Hour Trips 20 61 +41 PM Peak Hour Trips 27 82 +55 Assumptions Typical Development with Existing Conditions – 27 single family detached dwellings Proposed Development – 81-unit single-family development Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed. TRAFFIC IMPACT ANALYSIS (TIA) The estimated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). SUMMARY The proposed project is located along a minor arterial road that is currently over capacity. NCDOT is working on the Gordon Road Widening project which will impact the stretch of Gordon Road. Construction is anticipated to begin later in 2025. This project is also less than 1.5 miles from Gordon Road’s intersection with I-40. The proposed project’s peak hour traffic is below the 100 peak hour threshold requiring a traffic impact analysis, but NCDOT will review the project through the driveway permitting process. Z25-06 Staff Report PB 5.1.2025 Page 8 of 14 ENVIRONMENTAL • The property is not within a Natural Heritage Area or a Special Flood Hazard Area. • The property is within the Smith Creek watershed. • The New Hanover County Conservation Resource Map does not indicate any Conservation Resources on this property. • The Army Corps of Engineers has identified some tributary features on the site. The applicant has delineated wetlands on the site plan, which will need to be reviewed by the Corps. The concept plan depicts the road and stormwater management around the wetlands on-site. There will be no houses built in the wetland area per the concept plan. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class II (Moderate Limitation), III (Severe Limitation), and IV (Unsuitable) soils. However, the project is anticipated to connect to CFPUA sewer once developed. OTHER CONSIDERATIONS Schools PUBLIC SCHOOL ENROLLMENT ZONES Elementary School Blair Elementary* 2024-2025 Capacity 81% Middle School Trask Middle 2024-2025 Capacity 87% High School Laney High 2024-2025 Capacity 117% STUDENT GENERATION RATES (SGRs) Overall SGR (24-25) 0.19 public school students per residential unit Elementary School SGR (24-25) 0.08 public school students per residential unit Middle School SGR (24-25) 0.04 public school students per residential unit High School SGR (24-25) 0.07 public school students per residential unit Local Elementary SGR (24-25) 0.06 – Lower than the County-Wide Generation Rate Z25-06 Staff Report PB 5.1.2025 Page 9 of 14 SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per residential unit POTENTIAL PROJECT STUDENT IMPACT Intensity of Current Zoning: Typical Development under current zoning would allow a maximum of 27 residential units. Proposed Development: 81 residential units Students Generated by Current Zoning Students Generated by Proposed Zoning Potential Impact of Proposed Project Elementary School 2 6 +4 Middle School 1 3 +2 High School 2 6 +4 TOTAL 5 15 +10 Sources 2024-2025 NHC Student Yield Analysis SUMMARY The proposed project is anticipated to be built out within five years, and while the high school that serves this area is over capacity, the elementary student generation rate is below the county average. In addition, the students generated by the proposed development is minimal and is anticipated to have a limited impact on area schools. *Note: Though Eaton Elementary School is very close to this site, it is a year round lottery school which requires an application. Students in this development are school-zoned for Blair Elementary School. Z25-06 Staff Report PB 5.1.2025 Page 10 of 14 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 of a variety of housing options. The proposed CZD R-5 rezoning will provide new attached single-family homes 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. Natural areas and critical environmental features are enhanced and protected. The concept plan shows wetlands which will be slightly impacted for stormwater and road infrastructure, but the plan does not show any homes in the wetlands. Z25-06 Staff Report PB 5.1.2025 Page 11 of 14 Representative Developments Representative Developments of R-15 (Existing Zoning): Daniel Boone Trail (adjacent neighborhood) Representative Developments of R-5: Smith Creek Village Z25-06 Staff Report PB 5.1.2025 Page 12 of 14 Context and Compatibility • The subject property is located on Gordon Road, approximately halfway between Gordon Road’s intersections with Market Street and I-40. • Gordon Road is in the process of being widened through an NCDOT project scheduled to start later this year. The roadway widening project is intended to increase capacity. on the Gordon Road corridor. • The surrounding area on Gordon Road is largely residential, with some higher density projects in the vicinity, including Gordon Road Townhomes and the Landing at Lewis Creek developments. • Two nearby residential developments have obtained a Special Use Permit to exceed the maximum density of the base residential zoning district and include multi-family housing, and one was annexed into the City of Wilmington to accommodate its requested density. • New Hanover County has a planned Fire Department at 5000 Gordon Road, approximately one-half mile from the subject site, to serve the residences in this area. This project has received TRC approval and is going through the permit process. • The development will be in between two other single-family neighborhoods, and while denser, the single-family dwelling style will remain uniform between the three 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. Z25-06 Staff Report PB 5.1.2025 Page 13 of 14 Future Land Use Map Place Type General Residential Place Type Description Focuses on lower-density housing and associated civic and commercial services. Typically, housing is single-family or duplexes. Commercial uses should be limited to strategically located office and retail spaces, while recreation and school facilities are encouraged throughout. Types of uses include single-family residential, low-density multi-family, residential, light commercial, civic, and recreational. Analysis The project is located on Gordon Road, a minor arterial road which is currently over capacity. The NCDOT Gordon Road widening project, anticipated to start construction later in 2025, aims to increase capacity of this road and lessen congestion. The surrounding area is largely residential, with some commercial uses towards the Gordon Road/Market Street intersection. There are some higher density developments in the area, two of which acquired a Special Use Permit to exceed the maximum density of their zoning districts. This area of the County is largely classified as General Residential, with some Urban Mixed Use near the I-40 interchange. There is a mix of R-15, R-10 and low-intensity commercial uses in this area. This particular site is in between two established residential neighborhoods, that while lower in density than the proposed project, would remain consistent in their single- family character. This parcel is narrow which limits development of low- density single-family lots. This site is located approximately halfway between Gordon Road’s intersections with both I-40 and Market St. The proximity of this area to two major roadway corridors lends itself to future growth. The R-5 zoning allows for a higher-density project while remaining largely consistent with the density of the corridor and within the density recommendations of the place type. Consistency Recommendation The proposed (CZD) R-5 project is generally CONSISTENT with the 2016 Comprehensive Plan because it fits into a largely residential area and is within the recommended density of the General Residential Place Type. Z25-06 Staff Report PB 5.1.2025 Page 14 of 14 STAFF RECOMMENDATION Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning considerations, and technical review. This portion of the Gordon Road corridor is residential in nature, and this development would provide a project consistent with the character of the area. While it is denser than the immediate surroundings, there are other dense projects nearby, including multi-family projects. This proposal is consistent with the Comprehensive Plan’s recommendations for the General Residential Place Type. As a result, Staff recommends approval of the proposal and suggests the following motion: I move to RECOMMEND APPROVAL of the proposed rezoning. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it fits into a largely residential area and is within the recommended density of the General Residential Place Type. I also find RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public interest because the project is consistent with the character of the surrounding area, which varies in density but remains residential Proposed Conditions: 1. The project will include emergency only access to Daniel Boone Trail. 2. The project will include a minimum one-car garage with each home and ability to park one car in the driveway of each home. 3. The project will provide a six-foot fence at the rear of each lot of the development. 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 it fits into a largely residential area and is within the recommended density of the General Residential Place Type, I find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest because while similar, the proposed density is not consistent with the character of neighboring lower-density residential development.