Loading...
HomeMy WebLinkAboutZ25-14 Planning Board Staff ReportZ25-14 Staff Report PB 8.7.2025 Page 1 of 16 STAFF REPORT FOR Z25-14 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z25-14 Request: Rezoning to a Conditional R-5 district Applicant: Property Owner(s): Cindee Wolf with Design Solutions Giovanni Ippolito & Tanya Vlancancich Location: Acreage: 6634 Carolina Beach Road 4.56 PID(s): Comp Plan Place Type: R08200-001-036-000 Community Mixed Use Existing Land Use: Proposed Land Use: Vacant Wooded Land 36 Attached Single-Family Homes Current Zoning: Proposed Zoning: R-15, Residential (CZD) R-5, Residential Moderate-High Density SURROUNDING AREA LAND USE ZONING North Religious Institution (Lighthouse Shining Ministries) R-15 East Single-Family Residential R-15 South Single-Family Residential R-15 West Single-Family Residential & Religious Institution (Myrtle Grove First Born Holiness Church) R-15 Z25-14 Staff Report PB 8.7.2025 Page 2 of 16 ZONING HISTORY April 7, 1971 Initially zoned R-15 (Area 4) January 9, 2023 – Withdrawn Z22-18 request to rezone from R-15 to (CZD) RMF-M for a 78-unit multi- family development. May 1, 2023 – Denial Z23-06 request to rezone from R-15 to (CZD) RMF-M for a 64-unit multi- family development. July 22, 2024 – Withdrawn Z24-08 request to rezone from R-15 to (CZD) RMF-M for a 64-unit multi- family development – Withdrawn at the Board of Commissioners hearing. COMMUNITY SERVICES Water/Sewer CFPUA public water and sewer is available through extensions of public utility mains. Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire District, New Hanover County Federal Point Station 19 Schools Anderson Elementary, Murray Middle, and Ashley High Schools Recreation Veterans Park and Hanover Pines Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Z25-14 Staff Report PB 8.7.2025 Page 3 of 16 APPLICANT’S PROPOSED CONCEPTUAL PLAN Applicant’s Concept Plan - Includes Staff Markups Stormwater Wetlands Proposed Turn Lane Type A Fenced Buffer Open Space and Tree Save Area Attached Dwellings Z25-14 Staff Report PB 8.7.2025 Page 4 of 16 • The applicant proposes to construct a maximum 36 unit attached single-family development. While the concept plan shows quadraplex dwellings, staff has included a condition to allow Triplex, Duplex, and Dual-Unit Attached dwelling units to allow flexibility in design. • The site is served by a single driveway access on Carolina Beach Road into a circular internal drive with sidewalks on both sides of the road. Most of the units are on the outer perimeter of the drive with the units facing towards the center of the site. Two sets of quadraplexes are along the inside of the drive facing south and west. • Four areas for additional off-street guest parking are provided along the drive, which is in addition to the vehicle parking provided at each dwelling unit. A condition has been included guaranteeing the additional off-street parking. • The concept plan also includes a tree retention area in the center of the site. A condition has been included guaranteeing the area for tree retention. • A public access easement is proposed along the frontage with Carolina Beach Road to allow future bicycle and pedestrian access. A condition has been included guaranteeing the easement. • The units along the western and southern boundary vary in distance between 20 to 50 feet from the property lines. The concept plan proposes the retention of existing vegetation within the 20-foot perimeter setback and the addition of an eight-foot-tall privacy fence along the northern, western, and southern property boundaries where the proposed houses are adjacent to existing development. • The stormwater is oriented towards the southeastern portion of the site near an area identified as a wetland. While a public drainage easement is proposed in the wetland, no other part of the project is proposed in the wetland area. ZONING CONSIDERATIONS • The R-15 district in this area was established in 1971. At the time, the purpose of the district was to ensure housing served by private well and septic would be developed at low densities. Since that time, public and private water and sewer utilities have become available in the area . • The Carolina Beach Road corridor remains primarily zoned and developed for low density housing. However, the corridor has seen increased interest in higher density residential and higher intensity commercial development such as the Myrtle Landing residential development to the north and the Coral Ridge Subdivision to the south of the site. • The R-5 district was established to provide land that accommodates moderate to high density residential development on smaller lots with a compact and walkable development pattern. The district allows a range of housing types and can be developed in conjunction with a non - residential district to create a mixed-use development pattern as well as serve as a tr ansition between mixed-use or commercial development and low to moderate density residential development. • As currently zoned the site would be permitted up to 12 dwelling units at a density of 2.5 dwelling units per acre under performance residential standards. The proposed 36 units is an Z25-14 Staff Report PB 8.7.2025 Page 5 of 16 overall maximum density of eight units per acre, the maximum allowed in the R-5 zoning district. • While the maximum building height in both the R-15 and R-5 district is 40 feet, the applicant has included a condition capping the maximum height of the development at 35 feet tall. • A Type A opaque buffer is required along the western and southern property lines adjacent to single-family residential. The applicant has included a condition guaranteeing Type A opaque buffer Option 3 which requires both a vegetative buffer and a fence where the proposed dwellings are adjacent to existing homes. The area adjacent to the stormwater pond will require a Type A buffer however the applicant has not specified a buffer option. A condition also requires existing trees to be retained on site to count towards the required buffer. • The UDO requires a minimum of two parking spaces for most dwelling unit types. The application states each dwelling unit will have a one-car garage and two parking spaces. The concept plan also includes 16 additional parking spaces throughout the site. The applicant has agreed to conditions guaranteeing the additional parking. • Sidewalks are provided along both sides of the circular road meeting the ordinance requirement for sidewalks in the R-5 district. • The UDO states the maximum illumination levels at the common property line with residential properties shall not exceed 0.5-foot candles and 1.0-foot candles along the northern property line adjacent to the church. In addition, the applicant has included a condition restricting the maximum height of light poles to 16 feet tall. • If approved, the project would be subject to the Technical Review Committee and zoning compliance review processes to ensure full compliance with all ordinance requirements and specific conditions included in the approval. Z25-14 Staff Report PB 8.7.2025 Page 6 of 16 AREA DEVELOPMENTS Z25-14 Staff Report PB 8.7.2025 Page 7 of 16 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning would allow a maximum of 12 single-family dwelling units. PROPOSED ACCESS Primary Access Carolina Beach Road Secondary Access N/A EXISTING ROADWAY CHARACTERISTICS Affected Roadway Carolina Beach Road Type of Roadway NCDOT major arterial Z25-14 Staff Report PB 8.7.2025 Page 8 of 16 Roadway Planning Capacity (AADT) 33,000 Latest Traffic Volume (AADT) 41,368 (2023) Latest WMPO Point-in-Time Count (DT) 33,723 (2024) Current Level of Congestion Over Capacity NEARBY NCDOT STIP ROADAWAY PROJECTS No Nearby STIP Projects TRAFFIC GENERATION Traffic Generated by Present Designation Traffic Generated by Proposed Designation Potential Impact of Proposed Designation AM Peak Hour Trips 8 17 +9 PM Peak Hour Trips 11 21 +10 Assumptions Typical Development with Existing Conditions – 12 single family detached dwellings Proposed Development – 36-unit multi-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 major arterial highway that is currently over capacity. However, the anticipated increase in traffic compared to what is allowed under current zoning is minimal. Access to the site is planned just north of the Lord’s Creek community entrance, with improvements proposed to extend the existing right-turn lane into that neighborhood. The nearest U-turn for northbound traffic is approximately 1,800 feet south of the site. While the applicant is providing a public access easement for future bicycle and pedestrian infrastructure, there are currently not any alternative transportation options in the area. Currently, no State Transportation Improvement Projects (STIP) are planned in the immediate area to address existing traffic conditions. The project peak hour traffic for this development is below the 100-trip threshold that triggers a Traffic Impact Analysis, but NCDOT will review the project through the driveway permitting process. While several higher-traffic developments along the corridor that required TIAs are under review or construction, their traffic studies did not account for this project specifically but were designed to reflect overall traffic growth in the area. Z25-14 Staff Report PB 8.7.2025 Page 9 of 16 ENVIRONMENTAL • The property is not within a Natural Heritage Area or Special Flood Hazard Area. • The property is within the Lords Creek watershed. • The New Hanover County Conservation Resources map indicates there are no conservation resources on the property. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class I (suitable), Class II (moderate limitation), Class III (severe limitation), and approximately 0.02 acres of Class IV (Unsuitable) soils. The project proposes to connect to CFPUA public water and sewer. • The Class IV soils correspond with the area of wetland shown on the concept plan. The US Army Corps of Engineers stated the wetland area is a jurisdictional wetland. However, unless the project has any impact on the wetland, no permit is required from the Corps. OTHER CONSIDERATIONS Schools PUBLIC SCHOOL ENROLLMENT ZONES Elementary School Anderson Elementary 2024-2025 Capacity 91% Middle School Murray Middle 2024-2025 Capacity 102% High School Ashley High 2024-2025 Capacity 99.7% 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) 0.11 - Higher than the County-Wide Generation Rate SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per residential unit Z25-14 Staff Report PB 8.7.2025 Page 10 of 16 POTENTIAL PROJECT STUDENT IMPACT Intensity of Current Zoning: Typical Development under current zoning would allow a maximum of 11 residential units. Proposed Development: 36 residential units Students Generated by Current Zoning Students Generated by Proposed Zoning Potential Impact of Proposed Project Elementary School 1 3 +2 Middle School 0 1 +1 High School 1 3 +2 TOTAL 2 7 +5 Sources 2024-2025 NHC Student Yield Analysis SUMMARY The proposed project is anticipated to be built out within five years, and currently, the middle school that serves this area is over capacity and the high school is nearing capacity. The generation rate for the Anderson Elementary School area is higher than the county-wide generation rate, however the students generated by the proposed development are minimal and should have a limited impact on the area’s public schools. Z25-14 Staff Report PB 8.7.2025 Page 11 of 16 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. While wetlands have been identified on site the project does not propose any construction in the wetland areas. Additionally, the project proposes 25.2% open space, 5.2 percent more than the minimum required for performance residential developments. Z25-14 Staff Report PB 8.7.2025 Page 12 of 16 Representative Developments Representative Developments of R-15: Woods Edge in Monkey Junction Hidden Valley in Monkey Junction Z25-14 Staff Report PB 8.7.2025 Page 13 of 16 Representative Development of Attached Single Family Development: Echo Farms Z25-14 Staff Report PB 8.7.2025 Page 14 of 16 Context and Compatibility • This parcel has been the subject of three prior rezoning requests for multi-family development. The first request was for a density of 17 dwelling units per acre and two requests for 14 dwelling units per acre. Public comments at those public hearings expressed concern about the building height, traffic impacts, density, and housing type. • The property is located along Carolina Beach Road bordered by detached single-family residential development to the west and south, with a church to the north. The site does not have access to other portions of the road network and is proposed with a single right- in/right-out access to the highway. • The Carolina Beach Road corridor has historically been developed as lower density detached single-family homes. The site is currently a wooded lot separating Lords Creek and the highway. • Although it lies just south of Veterans Park and nearby schools, the nearest U-turn for northbound traffic is approximately 1,800 feet south of the site. While the applicant is providing a public access easement for future bicycle and pedestrian infrastructure, there are currently not any alternative transportation options in the area. • Given the parcel size and direct access to Carolina Beach Road, it is not anticipated to be developed for low-density, detached single-family housing. • The application includes attached single-family housing with several conditions intended to reduce potential impacts on adjacent parcels by reducing the building height below what is allowed in the R-5 district and below what is allowed in the surrounding R-15 district, preserved existing trees and natural areas as buffers, and lighting restrict ions. 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 c ommunity. These place types are intended to identify general areas for particular development patterns and should not be interpreted as being parcel specific. Z25-14 Staff Report PB 8.7.2025 Page 15 of 16 Future Land Use Map Place Type Community Mixed Use Place Type Description 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 uses include office, retail, mixed use, recreational, commercial, institutional, and multi-family and single-family residential. Analysis The Comprehensive Plan designates this property as Community Mixed Use, a land use classification that promotes a mix of retail, office, and residential development at moderate densities up to 15 units per acre. This place type is generally intended for community-level service nodes or transitional areas between lower density housing and higher intensity development, specifically identifying the Carolina Beach Road corridor as appropriate for higher- intensity development. At eight dwelling units per acre, the proposed maximum density for the site is within the density recommendation of the place type. Given the parcel size and direct access to Carolina Beach Road, it is not anticipated to be developed for low-density, detached single-family housing. Additional conditions related to building height, landscape buffers, tree retention, and lighting are intended to both mimic the surrounding development pattern and reduce impacts on adjacent parcels. Consistency Recommendation The proposed (CZD) R-5 district is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed housing type and density is within the range recommended by the Community Mixed Use place type, and the project includes additional conditions to mitigate potential impacts on neighboring development. STAFF RECOMMENDATION Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning considerations, and technical review. This parcel has been the subject of three prior rezoning requests for multi-family development. The proposed project reduces the density to eight dwelling units per acre compared to prior requests and proposes an attached housing type. Additional conditions have also been provided intended to mitigate potential impacts on surrounding properties. 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 the proposed housing type and density is within the range recommended by the Community Mixed Use place type. I also find RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public interest because the proposed conditions can mitigate potential impacts on neighboring development. Z25-14 Staff Report PB 8.7.2025 Page 16 of 16 Proposed Conditions 1. In addition to the quadraplex units shown on the concept plan the following dwelling unit types are permitted: a. Triplex Dwelling b. Duplex Dwelling c. Dual-Unit Attached Dwelling 2. Each dwelling unit shall have a one-car garage and a minimum of two exterior parking spaces on a private driveway parking pad. A minimum of 16 additional vehicle parking spaces shall be provided in addition to the vehicle parking provided for each unit. 3. Structures shall have a maximum building height of 35 feet. 4. The proposed right-turn lane must be approved and permitted by NCDOT. Changes to the concept plan to meet NCDOT requirements for the turn lane may be approved administratively by county staff. 5. Tree protection fencing shall be installed prior to the onset of land clearing and grading along a minimum 15-foot offset from the rear boundary of the tract. No disturbance of existing vegetation or grading will be permitted within that buffer strip. Prior to the Certificate of Occupancy, a minimum eight-foot-tall solid wood screening fence shall be installed along that 15-foot buffer yard. 6. Prior to detailed design and permitting, a Certified Arborist will inventory any existing Significant and Specimen trees within the central courtyard for health and viability. After clearing of underbrush and any damaged or dead trees, protection fencing s hall be installed around the perimeter of proposed preservation area, prior to the onset of land clearing and grading elsewhere on the site. Those existing trees, along with other regulated trees will be protected as a natural grove meeting the county’s tree protection standards. 7. Exterior luminaries, including security lighting, shall be full cut-off fixtures that are directed downward in compliance with Figure 5.5.4.C Full Cut-off Fixtures of the Unified Development Ordinance. Light posts shall be no taller than 16 feet. 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 proposed housing type and density is within the range recommended by the Community Mixed Use place type, I find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest because the project places the attached dwelling units too close to existing single-family development.