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HomeMy WebLinkAboutS25-06 BOC Staff ReportS25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 1 of 15 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 Report – Board Of Commissioners 12-15-2025 Page 2 of 15 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 Report – Board Of Commissioners 12-15-2025 Page 3 of 15 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 is away from both residential properties and the VORTAC facility . • 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 Las Tortugas Dr Truck Loading Area Parking Stormwater Parking 85,000 square foot single story warehouse Parking S25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 4 of 15 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. VORTAC facilities are radio-based navigational aids for civilian and military aircraft that provide directional and distance information. • 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. • If approved, the SUP would apply to the entirety of the property and any future expansion or development of the requested use would be considered a major modification and would require Board approval. • 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 Report – Board Of Commissioners 12-15-2025 Page 5 of 15 AREA DEVELOPMENT S25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 6 of 15 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 Report – Board Of Commissioners 12-15-2025 Page 7 of 15 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 Report – Board Of Commissioners 12-15-2025 Page 8 of 15 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 Report – Board Of Commissioners 12-15-2025 Page 9 of 15 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 proposed conditions. EXAMPLE MOTION Staff does not provide a recommendation for Special Use Permits however staff has compiled information to assist the Board in their decision making to determine the appropriate Findings of Fact to Date. Based on the evidence presented to the Board, one of the following motions could be made: Example Motion for Approval: Motion to approve the permit as the Board finds that this application for a Special Use Permit meets the four required conclusions based on the findings of fact included in the Staff Report and additional evidence presented at the public hearing. S25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 10 of 15 OPTIONAL (if conditions have been identified that will bring the proposal in line with the required conclusions.) Subject to the following conditions agreed to by the applicant: ____________________________________________________________________________________ ____________________________________________________________________________________ ____________________________________________________________________________________ Example Motion for Denial: Motion to deny the permit because the Board cannot find (choose all that apply): a. That the use will not materially endanger the public health or safety if located where proposed (for the following reason(s)): ________________________________________________________________________________ ________________________________________________________________________________ ________________________________________________________________________________ b. That the use meets all required condition and specifications (for the following reason(s)): ________________________________________________________________________________ ________________________________________________________________________________ ________________________________________________________________________________ c. That the use will not substantially injure the value of adjoining or abutting property, or that the use is a public necessity (for the following reason(s)): ________________________________________________________________________________ ________________________________________________________________________________ ________________________________________________________________________________ d. 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 New Hanover County (for the following reason(s)): ________________________________________________________________________________ ________________________________________________________________________________ ________________________________________________________________________________ S25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 11 of 15 STAFF PRELIMINARY CONCLUSIONS AND FINDINGS OF FACT After an analysis of the proposed use and the information provided as part of the application package staff has compiled the facts provided in the application and identified through staff technical review and analysis. They are organized by the applicable conclusion. These findings are preliminary and additional relevant facts may be presented during the public hearing. Compiled facts may or may not support the Board’s conclusion. 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. Compiled Facts May or May Not Support the Board’s Conclusion. Relevant Findings of Fact Presented to Date A. CFPUA water and sewer are available through mainline extensions. Concept plan states project shall install water and sewer services to in accordance with CFPUA standard details and specifications. B. The subject property is located in the New Hanover County Northern Fire Service District. C. The project includes direct access onto Las Tortugas Drive which is located off Holly Shelter Road by way of Barbados Boulevard. D. The AADT Planning Capacity for Holly Shelter Road is 13,894 trips and the AADT Latest Traffic Volume is 5,900 trips indicating the roadway has available capacity. E. The site’s projected traffic does not exceed the 100 peak-hour trips that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). F. The closest county parks are Riverside Park and Northern Regional Park. G. The conservation resource map indicates pocosin wetlands on the property however they are not underlaid with Class IV soils which triggers additional development standards. Conclusion 2: The Board must find that the use meets all required conditions and specifications of the Unified Development Ordinance. Compiled Facts May or May Not Support the Board’s Conclusion. Relevant Findings of Fact Presented to Date A. Other Fabricated Metal Product Manufacturing is allowed by Special Use Permit in the I-1, Light Industrial zoning district. B. Setbacks for the I-1 district are as follows: front setback is 50 feet, side setback (street) is 50 feet, side setback (interior) when adjacent to Residential Uses and Platted Lots is 50 feet, in no case less than 35 feet, and the rear setback is 50 feet, in no case less than 40 ft when adjacent to Residential Uses and Platted Lots. The interior side and rear setbacks are reduced to 20 feet when adjacent to Nonresidential Uses in a Residential District and are 0 feet when adjacent to other Industrial or Business zoned lots. S25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 12 of 15 C. Section 3.4.10.D states the maximum building height in the I-1 district is 3 stories or 50 feet. There are additional height standards from Table 3.1.3.C.2 when I-1 is abutting Adjacent Residential Use or Subdivision in General Residential District wi th a 2-foot setback for every 1 ft of height, or Multi-Family Dwelling or Undeveloped in General Residential Districts stating there is a 1ft setback for every 1 ft in height. The concept plan lists proposed Building Height as a maximum of 48 feet, which is 2 feet below the maximum height allowed in the I-1 district. D. Section 5.1.5 states there must be a minimum of three loading berths for all industrial uses measuring at least 40,000 sq ft but less than 100,000 sq ft. The concept plan shows an 85,000 square foot building with 4 loading berths, which falls within the required range outlined in the ordinance. E. Section 5.1.5.B.1 states that each loading berth shall be of sufficient size to accommodate the types of vehicles likely to use the loading area. Concept plan shows appropriate size loading berths. F. Section 5.1.5.B.2 states the minimum loading berth size that presumptively satisfies loading berth needs is at least 12 feet wide, and 45 feet long in general industrial, distribution, or warehousing uses, with at least 15 feet of vertical clearance. For all other uses a berth as short as 33 feet may be allowed. All loading berths, per the concept plan, satisfy this size requirement. G. Section 5.1.5.C.1 states to the maximum extent practicable, loading areas should be located to the rear of the use they serve. The concept plan shows the truck parking and loading area on the northern side of the building fitting with the flow of circulation. H. Section 5.1.5.C.2 states the loading areas should be located adjacent to the building’s loading doors, in an area that promotes their practical use. The concept plan shows the loading area adjacent to the building’s loading doors promoting practical use. I. Section 5.1.5.C.3 states that loading areas should be located and designed so vehicles using them can maneuver safely and conveniently to them from a public street and complete loading entirely within the site, without obstructing or interfering with any parking space, parking lot aisle, or public right-of-way, unless approved as part of a Master Development Plan or conditional rezoning (e.g., for a mixed-use development project with internal streets). The concept plan has laid out the loading areas in an area that is easily accessible without obstructing the circulation of on site traffic. J. Section 5.3.4.C states a minimum of 15 trees of at least two inches DBH or two caliper inches, as applicable, shall be retained or planted on a parcel where development occurs in accordance with Section 5.4, Landscape Buffering. Landscape plan will be reviewed during the TRC Process. K. Section 5.3.4.E states if existing trees and shrubs on the site where a transitional buffer is required meets at least 50 percent of the required opacity standards, then those trees and shrubs shall be retained for use in buffering and supplemented as needed with plantings, fences, and/or berms to meet the required standards of Section 5.4.3, Transitional Buffer Standards. In all cases, existing trees (unless invasive) greater than 8 inches DBH shall not be removed from a 20-foot buffer strip, unless the Planning Director determines removal of such trees is necessary for the installation of utilities or other required essential improvements. The retention requirements in this section shall not apply to existing trees or shrubs identified as invasive species, as defined in this Ordinance. Concept plan states prior S25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 13 of 15 to construction activities, applicable tree removal permits shall be obtained from New Hanover County. L. Section 5.3.5.A states Unless a waiver, exemption, or exception applies in accordance with Section 5.3.1, Applicability or Section 10.3.9.B.2 Waivers, Exemptions, and Exceptions, no person, directly or indirectly, shall remove any regulated tree identified in Section 5.3.4, Tree Retention Standards, from public or private property without first obtaining a tree removal permit in accordance with Section 10.3.9, Tree Removal Permit. Concept plan states prior to construction activities, applicable tree removal permits shall be obtained from New Hanover County. M. Section 5.3.6.A states existing trees retained on the site to comply with the standards of this section shall be identified on the required landscape plan. An undisturbed area with a porous surface shall be reserved around each tree as determined by the tree’s drip ring of its natural canopy. Concept plan states prior to construction activities, applicable tree removal permits shall be obtained from New Hanover County. N. Section 5.3.7.A states when Significant Trees are removed by a tree removal permit or Specimen Trees are authorized for removal by a variance, they shall be replaced at a rate of 2.0 times the caliper inches at DBH removed, except as provided in subsection s D and E below and Section 5.3.8, Optional Incentives for Retaining Trees. The concept plan states prior to construction activities, applicable Tree Removal Permits shall be obtained from New Hanover County and reviewed during the TRC process. O. Section 5.4.2.A states All plant materials and their spacing requirements , which are to be planted to meet the opacity and height requirements of this section, shall be either selected from the manual New Hanover County Tree and Landscaping manual prepared by the County Planning and Land Use Department and incorporated herein by reference (it is available in the County Planning and Land Use Department), or approved by the New Hanover County Agricultural Extension Service. Unless otherwise specified, any canopy tree planted to meet the requirements of this section shall be a minimum of 2-inch caliper in size at the time of planting and any understory tree planted to meet the requirements of this section shall be a minimum of 8 feet in height at time of planting. Landscape plan will be reviewed during the TRC Process. P. Section 5.4.2.B states a minimum of 15 trees of at least two inches DBH or two caliper inches, as applicable, shall be retained or planted on a parcel where development occurs for each acre of proportionate area disturbed by the development. Trees retained on the parcel in accordance with Section 5.3, Tree Retention shall count towards this requirement. Landscape plan will be reviewed during the TRC Process and tree removal permit will be pursued prior to construction activities. Q. Section 5.4.2.E states unobstructed visibility shall be maintained at all driveways and roadway intersections, at elevations between three and seven feet of the pavement level within the driveway or roadway’s sight triangle, or any area required by the NCDOT. Per the concept plan, the driveway and roadway intersection will be unobstructed. R. Section 5.4.3.B.1 states the width of a transitional buffer and the required quantity and type of plantings varies based on the nature of the proposed adjacent uses. Table 5.4.3.B.1: Required Transitional Buffers, establishes the type of buffer that is required between two adjacent land uses. Each buffer type is described in Table 5.4.3.B.2: Landscape Buffer Types. Landscape plan will be reviewed during the TRC Process. S25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 14 of 15 S. Section 5.4.5.A states that Landscaping in accordance with the standards in this section shall be required for all off-street parking lots with five or more spaces, or at least 2,500 square feet devoted to vehicular use. A landscaping plan shall be submitted in accordance with the requirements outlined in the Administrative Manual. Landscape plan will be reviewed during the TRC Process. T. Section 5.5 requires separate lighting plan to be reviewed before Certificate of Occupancy is awarded. Concept plan states exterior lighting shall comply with Section 5.5 of the UDO. U. Section 5.6 requires sign permits depending on sign type and location. The concept plan notes all exterior signs to be permitted separately and shall comply with Section 5.6 of the UDO. V. Section 5.9 states that the construction or expansion of any commercial, office, institutional, or industrial project resulting in at least 25,000 square feet of floor space shall include adequate fire protection through the provision of at least one fire hydrant, provided the project has a water system meeting state requirements (See Section 2101 Title 10 -Chapter 10D N.C.A.C.) for fire hydrants. These hydrants shall be connected with the water sys tem serving the project and shall be constructed to specific ations established by the County Fire Marshall based on NFPA standards. The concept plan shows 4 fire hydrants which exceeds requirements. W. Section 7.8.1 states all land within the unincorporated areas of the County to be developed shall have sufficient stormwater conveyances and control measures to ensure the protection of life, property, and natural resources from increased quantity or runoff. Development subject to this article shall, at a minimum, provide stormwater conveyances designed to properly convey stormwater runoff for post-development conditions during the 2-year, 10- year, and 25-year frequency storm events and shall provide adequate stormwater control measures to mitigate the increased runoff from the post-development conditions during the 2-year, 10-year, and 25-year frequency storm events such that the discharge rate leaving the development in post-development condition does not exceed the pre-development rates. The concept plan shows two different proposed stormwater management areas, and additional permitting will be required. 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. Compiled Facts May or May Not Support the Board’s Conclusion. Relevant Findings of Fact Presented to Date A. The proposed warehouse is on vacant property with some roadway infrastructure improvement required for Las Tortugas Drive. B. Land uses in the immediate vicinity of the subject site are single family residential, the NCDOT regional office, an FAA VORTAC air navigation facility, and mixed commercial along Barbados Boulevard. C. No evidence has been submitted regarding the impact this project will have on the adjoining or abutting property. D. No contradictory evidence has been submitted that this project will substantially injure the value of adjoining or abutting properties. S25-06 Staff Report – Board Of Commissioners 12-15-2025 Page 15 of 15 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 Us e Plan for New Hanover County. Compiled Facts May or May Not Support the Board’s Conclusion. Relevant Findings of Fact Presented to Date A. The subject site is currently undeveloped. B. No known cultural or archaeological resources are identified on site. C. The site is surrounded by residentially zoned property to the east, I-1 to the north, and B-2 to the west. D. Land uses in the immediate vicinity of the subject site are a mix of commercial and residential. E. The 2016 Comprehensive Plan classifies the properties as General Residential, but the site is adjacent to Employment Center. F. 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. The proposed project is located within General Residential, but it is immediately adjacent to Employment Center.