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HomeMy WebLinkAboutS25-06 Planning Board Staff SummaryS25-06 Staff Summary – Planning Board 11-6-2025 Page 1 of 10 STAFF SUMMARY FOR S25-06 SPECIAL USE PERMIT APPLICATION APPLICATION SUMMARY Case Number: S25-06 Requests: I-1 zoning district requires Special Use Permit for permitted use of Other Fabricated Metal Product Manufacturing. Applicant: Property Owner(s): Standard Technologies H Philip Berman Jr., Jim and Marsella Teachey Location: Acreage: 4901 Las Tortugas Drive 34.7 PID(s): Comp Plan Place Type: R01100-008-033-000, R01100-008-012-000 General Residential Existing Land Use: Proposed Land Uses: Vacant land/Undeveloped Other Fabricated Metal Product Manufacturing Current Zoning: I-1, Light Industrial SURROUNDING AREA LAND USE ZONING North FAA VORTAC air navigation facility I-1 East Single-Family Residential, and Residential Multi Family-Low Density; the undeveloped Oasis Residential Development R-15 and (CZD) RMF-L South NCDOT Division 3 Offices and Maintenance Yard B-2 West Commercial flex space including Halifax Linen, Cintas Uniform Services, Rex and Sons RV, and Infinity Payment Systems. B-2 S25-06 Staff Summary – Planning Board 11-6-2025 Page 2 of 10 ZONING HISTORY July 7, 1972 Initially zoned I-2 (Area 8A) August 5, 1996 Rezoned to I-1 (Z-571) COMMUNITY SERVICES Water/Sewer Public water and sewer available through CFPUA by way of mainline extension. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, Station 13 Castle Hayne. Recreation Riverside Park and Northern Regional CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The conservation resource map indicates pocosin wetlands on the property; however, they are not underlaid with Class IV soils. Pocosin wetlands require Class IV soils to trigger additional development standards. Historic No known historic resources Archaeological No known archaeological resources S25-06 Staff Summary – Planning Board 11-6-2025 Page 3 of 10 APPLICANT’S PROPOSED PLANS Site Plan with Staff Markup • The project proposes a one-story, 85,000 square foot industrial building for the use of Other Fabricated Metal Product Manufacturing. The North American Industry Classification System (NAICS code 3329) describes the use as those “primarily engaged in manufacturing fabricated metal products (except forgings and stampings, cutlery and hand tools, architectural and structural metals, boilers, tanks, shipping containers, hardware, spring and wire products, machine shop products, turned products, screws and nuts and bolts).” • The company is specifically seeking to perform laser, metal fabrication, welding, and powder coating surfaces at this location. • The proposed building is in the southwest corner of the site oriented near the DOT facilities and away from adjacent residentially zoned parcels to the east , and as far from the VORTAC facility as possible. • Two stormwater management facilities are proposed, one in front of the building to the west, and another to the south. • A circular drive is shown around the building with parking on three sides and with loading bays on the northern portion of the building. N Stormwater 85,000 square foot single story warehouse Las Tortugas Drive Truck Loading Area Parking Stormwater Parking S25-06 Staff Summary – Planning Board 11-6-2025 Page 4 of 10 ZONING CONSIDERATIONS • Other Fabricated Metal Product Manufacturing is permitted in the I-1 district with the approval of a Special Use Permit. The ordinance does not prescribe any additional use specific standards for Other Fabricated Product Manufacturing. • While industrial in nature, the proposed use is not classified as an Intensive Industry in the UDO, and no community information meeting was required for this application. • The property is bordered by R-15 and (CZD) RMF-L zoning to the East, B-2 zoning to the South and West, and I-1 zoning to the North where the FAA VORTAC facility is located. • The project is required to provide 1.5 parking spaces per 1,000 square feet of building, as dictated by Fabricated Metal Product Manufacturing found in Table 5.1.2.A in the Unified Development Ordinance. The building measures 85,000 square feet, requiring 128 parking spots. The plan shows 130 parking spaces, exceeding the number of required spaces. However, if the special use permit application is approved, the applicant could reduce the overall parking with a Parking Demand Study submitted during the Technical Review Committee (TRC) review process. Parking Demand Studies must be performed by an engineer to demonstrate data as to why the use does not require the level of parking specified by the ordinance. • Per Section 10.3.5.C.3 from the UDO, the applicant requested a preliminary Technical Review Committee review to get feedback from the various agencies that review site plans during the TRC process. Minor comments were provided but none indicated that any ordinance provisions were not met by the proposed concept plan. • 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. Only minor deviations from the approved conceptual plan, as defined by the UDO, would be allowed. S25-06 Staff Summary – Planning Board 11-6-2025 Page 5 of 10 AREA DEVELOPMENT S25-06 Staff Summary – Planning Board 11-6-2025 Page 6 of 10 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning allows for a variety of industrial uses. PROPOSED ACCESS Primary Access Left-in, Right-out access onto Barbados Boulevard from Las Tortugas Drive EXISTING ROADWAY CHARACTERISTICS Affected Roadways Holly Shelter Road Las Tortugas Drive Barbados Boulevard Type of Roadway Major collector Local street Local street S25-06 Staff Summary – Planning Board 11-6-2025 Page 7 of 10 Roadway Planning Capacity (AADT) 13,894 N/A N/A Latest Traffic Volume (AADT)- 2023 5900 N/A N/A Latest WMPO Point-in-Time Count (DT) 632 N/A N/A Current Level of Congestion Available Capacity N/A N/A Sources Source of Planning Capacity: WMPO Source of Latest Traffic Volume: 2023 Source of WMPO Point-in-Time Count: Holly Shelter Road: East of I-40 THERE ARE NO NEARBY NCDOT STIP ROADWAY PROJECTS TRAFFIC GENERATION Traffic Generation by Present Designation* Traffic Generated by Proposed Project** Potential Impact of Proposed Project AM Peak Hour Trips 222 61 -161 PM Peak Hour Trips 195 56 -139 Assumptions *300,000 square feet of General Light Industrial **Proposed Development – 85,000 square foot warehouse Sources Source of Trip Generation: ITE Trip Generation Manual, 11th ed TRAFFIC IMPACT ANALYSIS (TIA) The site’s projected traffic does not exceed the 100 peak-hour trips that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). SUMMARY This project is in the vicinity of Holly Shelter Road, a primarily commercial corridor and the I-40 interchange. The site has access onto Barbados Boulevard through existing commercial development and does not have direct access through any existing residential areas. While not operational at this time, DOT has recently installed new traffic signals on Holly Shelter Road from the I-40 access ramps which are intended to address traffic access and movement at the interchange. While below the threshold for a TIA, the site is adjacent to the NCDOT offices and will require review through DOT’s driveway permit process. S25-06 Staff Summary – Planning Board 11-6-2025 Page 8 of 10 ENVIRONMENTAL • The property is not within a Natural Heritage Area or the Special Flood Hazard Area. • The property is within the Holly Shelter Creek watershed. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class III (Severe Limitation) soils; however, the project is expected to be served by CFPUA water and sewer if developed. • The conservation resource map indicates pocosin wetlands cover on the property however they are not underlaid with Class IV soils which triggers additional development standards. OTHER CONSIDERATIONS Context and Compatibility • The parcel is an undeveloped industrially zoned parcel located between existing commercial and light industrial uses to the west and a mix of low to moderate density residentially zoned parcels to the east. • The site is accessed from the west through the existing commercial development, and the project orients the proposed use near the DOT maintenance yard and away from residentially zoned parcels and the adjacent FAA air navigation facility. • The Holly Shelter Road corridor to the north is a commercial and industrial corridor with recent local and state infrastructure projects to support future growth, including the water and sewer main extensions on Holly Shelter Road and new traffic signals at the I-40 interchange. • Given the access, existing zoning, and proximity to existing commercial uses, the site is less likely to be developed residentially. 2016 COMPREHENSIVE LAND USE 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. S25-06 Staff Summary – Planning Board 11-6-2025 Page 9 of 10 Future Land Use Map Place Type General Residential Place Type Description General Residential: 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 While the parcel is designated as General Residential, it is also an undeveloped industrially zoned property located between existing commercial and light industrial uses to the west and a mix of low to moderate density residentially zoned parcels to the east. Given the access, existing zoning, and proximity to existing commercial uses, the site is less likely to be developed residentially The site is also adjacent to the Employment Center place type which serves as an employment and production hub where office and light industrial uses predominate. It can also include residential, civic, and recreational uses, but should be clearly delineated from rural and conservation areas. Because of the general nature of place type borders, sites located in proximity to the boundaries between place types could be appropriately developed with either place type, allowing site-specific features and evolving development patterns in the surrounding area to be considered. Proposed Conditions There are no applicant proposed conditions at this time. PRELIMINARY FORUM The Planning Board does not make a decision or recommendation on special use permits. The board is requested to hear the presentation of staff, the applicant, and the public to facilitate an open and transparent discussion of the special use permit application. Questions and comments related to the following topics are encouraged: • Components of the proposal that are not clear or where additional information is needed to understand the project, • Advice to the applicant on the presentation they will be giving to the Board of Commissioners, • Advice to the parties speaking in opposition on what they may want to consider when preparing for the Board of Commissioners meeting, and S25-06 Staff Summary – Planning Board 11-6-2025 Page 10 of 10 • Advice to both parties on potential issues that should be addressed before the public hearing. Following the Preliminary Forum the special use permit will be scheduled for the October 6 Board of Commissioners meeting for a quasi-judicial hearing. There are four principal conclusions the Board of Commissioners must make when considering a special use permit request based on clear, substantial evidence presented at the hearing. • Conclusion 1: The Board must find that the use will not materially endanger the public health or safety where proposed and developed according to the plan as submitted and approved. • Conclusion 2: The Board must find that the use meets all required conditions and specifications of the Unified Development Ordinance. • Conclusion 3: The Board must find that the use will not substantially injure the value of adjoining or abutting property or that the use is a public necessity. • Conclusion 4: The Board must find that 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 Comprehensive Land Use Plan for Ne w Hanover County.