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HomeMy WebLinkAboutS25-07 Board of Commissioners Staff Summary S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 1 of 13 STAFF REPORT FOR S25-07 SPECIAL USE PERMIT APPLICATION APPLICATION SUMMARY Case Number: S25-07 Requests: I-1 zoning district requires Special Use Permit for Ship and Boat Building Applicant: Property Owner(s): Greg Taylor with TMC Taylor Construction Inc. 2nd Wilmington Properties LLC Location: Acreage: 2020 Capital Drive 1.58 PID(s): Comp Plan Place Type: R03400-003-025-000 Employment Center Existing Land Use: Proposed Land Uses: Vacant land/Undeveloped Boat and Ship Manufacturing Current Zoning: CZD I-1, Light Industrial SURROUNDING AREA LAND USE ZONING North SGS Laboratory and Business Facility (CZD) I-1 East Murrayville Station Business Park Stormwater Pond (CZD) B-1 South Vacant Industrial Building (CZD) I-1 West Industrial Marine Machining & Welding (CZD) I-1 S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 2 of 13 ZONING HISTORY July 7, 1972 Originally zoned AR and R-15 as part of (Area 8B) February 6, 1995 Rezoned to (CZD) I-1 (Z-518) COMMUNITY SERVICES Water/Sewer Property is on public water and sewer through CFPUA. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, Station 17 Murrayville. Recreation Smith Creek Preserve and Smith Creek Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The New Hanover County Conservation Resource map indicates there are no Conservation Resources located on the property, it is all classified as Successional Land. Historic No known historic resources Archaeological No known archaeological resources S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 3 of 13 APPLICANT’S PROPOSED PLANS Site Plan with Staff Markup • The applicant proposes using an existing two-story industrial facility in the Murrayville Station Business Park for the use of Ship and Boat Building. The North American Industry Classification System (NAICS code 3366) describes the use as those primarily engaged in operating shipyards or boat yards (i.e., ship or boat manufacturing facilities). Shipyards are fixed facilities with drydocks and fabrication equipment capable of building a ship, defined as watercraft typically suitable or intended for other than personal or recreational use. Boats are defined as watercraft typically suitable or intended for personal use. • The applicant’s business is the construction of personal catamarans and custom-built sportfishing boats. • The applicant is not proposing any changes to the existing site which includes two full access driveways onto Capital Drive, parking on the northern, western, and southern sides of the N Existing Parking Existing 13,820 square Industrial Facility Ca p i t a l D r i v e Existing sidewalks Existing Fence and Gate Fenced-in paved area Existing Parking Existing Landscaping S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 4 of 13 building, loading bays on the northern side of the building, and a gravel outdoor area in the eastern rear of the building. • The Murrayville Station Business Park is served by a regional stormwater pond located immediately to the east of the site. The site also includes a permeable area in the eastern rear of the building that assists with drainage. This concept plan does not indicate any areas are to be used for outdoor storage, but per the applicant there will be times when boats may be outside the building for washing or waiting to be picked up and taken off site. We would consider these as ancillary activities inherent to the boat building use. This is not the equivalent of a boat storage facility and, if approved, any proposed permanent outdoor storage would be considered a major deviation and require review and approval through the quasi-judicial hearing process. ZONING CONSIDERATIONS • The Ship and Boat Building is permitted in the I-1 district with the approval of a Special Use Permit. • While industrial in nature, the proposed use is not classified as an Intensive Industry in the Unified Development Ordinance, and no community meeting was required for this application. • The property was zoned (CZD) I-1 in February 1995 as part of a larger 62.5-acre rezoning for the Murrayville Station Business Park. The project consisted of a mix of conditional B-1, B-2, and I-1 zoning districts. The property is bordered by (CZD) I-1 zoning to the North, South, and West, with (CZD) B-1 to the East. • The conditional zoning for the site prohibited the following uses and activities from the I-1 portion of the project: adult entertainment, septic tank services, dry cleaning plants, noise sensitive uses and assembly places (ex: religious institutions or event centers). All other uses in the I-1 district are allowed under the conditions of the rezoning. • For parking requirements Ship and Boat Building is grouped within the larger zoning land use category of “Transportation Equipment Manufacturing”, which requires 1.5 spaces per 1,000 square feet of building. The existing building is 13,820 square feet, which requires a minimum of 21 parking spaces. The site currently has 40 parking spaces, exceeding the minimum requirement of the UDO. • Site inspection by Planning staff confirmed the site has existing street yard, foundation, and parking lot landscaping meeting the UDO requirements for the site. • 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. S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 5 of 13 AREA DEVELOPMENT S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 6 of 13 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning allows for a variety of industrial uses. PROPOSED ACCESS Primary Access Full access onto Capital Drive EXISTING ROADWAY CHARACTERISTICS Affected Roadways N Kerr Avenue Farley Drive Type of Roadways Minor Arterial Minor Arterial Roadway Planning Capacity (AADT) 15,458 15,458 S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 7 of 13 Latest Traffic Volume (AADT) – 2023 6,400 2,900 Latest WMPO Point-in-Time Count (DT) N/A N/A Current Level of Congestion Available Available Sources Wilmington Urban Area Metropolitan Planning Organization NEARBY NCDOT STIP ROADWAY PROJECTS No Nearby STIP Projects TRAFFIC GENERATION Traffic Generation by Present Designation* Traffic Generated by Proposed Project Potential Impact of Proposed Project AM Peak Hour Trips 10 23 +13 PM Peak Hour Trips 9 27 +18 Assumptions *Existing General Light Industrial ITE Code Proposed Use – 13,820 square foot Industrial Building 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 proposes to occupy an existing facility in the Murrayville Station Business Park. The park is accessed from Farley Drive to the north, by way of Kerr Ave, with right-in, right-out access from southbound College Road through Business Drive. While the project is anticipated to generate additional traffic compared to the current vacant general light industrial use of the building, the overall Murrayville Business Park was designed to accommodate a variety of industrial and manufacturing uses. The site does not meet the threshold to trigger a TIA, but a driveway permit will need to be reviewed by NCDOT. ENVIRONMENTAL • The property is not within a Natural Heritage Area or the Special Flood Hazard Area. • The property is within the Smith Creek watershed. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class II (Moderate Limitation) soils; however, the site is currently served by CFPUA water and sewer. S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 8 of 13 OTHER CONSIDERATIONS Context and Compatibility • The project proposes to occupy an existing industrial building inside the Murrayville Station Business Park. The park was approved in 1995 as a 62.5-acre business park with areas for commercial and industrial uses. • Nearby uses in the (CZD) I-1 section of the business park include an HVAC contractor, tile contractor, cabinet design and manufacturing, camshaft manufacturing, and marine machining and welding. • The park is located between the airport to the west and the College Road to the east, approximately 0.5 miles north of the College Road, Gordon Road, and I-40 interchange. • The site is currently served by CFPUA for utilities with a regional stormwater pond for the business park. • The site currently complies with the requirements of the UDO and no changes are proposed to the site. 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 community. These place types are intended to identify general areas for particular development patterns and should not be interpreted as being parcel specific. Future Land Use Map Place Type Employment Center Place Type Description Employment Center: 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. Commercial uses designed to serve the needs of the employment center are appropriate. S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 9 of 13 Analysis The property is centrally located in the Murrayville Station Business Park between the airport and the College Road corridor and nearby land uses in the park include manufacturing and contractor uses. The Employment Center Place type was applied to the business park, including the subject parcel, in 2016 to ensure the area remained focused on office, commercial, and light industrial uses. The site is served by existing infrastructure and the project does not propose any changes to the site. Proposed Conditions There are no applicant 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. 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): S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 10 of 13 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)): ________________________________________________________________________________ ________________________________________________________________________________ ________________________________________________________________________________ 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. Existing building utilized 40 parking spaces for employees, proposed use will only require 10- 15 spaces. Proposed tenant will not require any additional site access. B. Property does not abut wetlands or conservation sources C. All utilities are provided by CFPUA S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 11 of 13 D. Existing site is established, no permits required. E. No exhaust to air quality in this operation. F. All boat building activities and supplies will be stored inside warehouse with no hazards to nearby sites. 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. Boat and Ship Building is allowed in the I-1 Light Industrial Zoning District with a Special Use Permit. 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. C. Table 3.1.3.C.2 highlights additional height standards for when I-1 is abutting Adjacent Residential Use or Subdivision in General Residential District with a 2-foot setback for every 1 ft of height, or Multi-Family Dwelling or Undeveloped in General Residential Districts stating there is a 1-ft setback for every 1 ft in height. The site does not abut adjacent residential use or a subdivision, so the additional height standards do not apply. D. Section 3.4.10.D states the maximum building height in the I-1 district is 3 stories or 50 feet. The existing structure is 2 stories, which is permissible in the I-1 district. E. Section 5.1.5 states there must be a minimum of one loading berth for all industrial uses measuring up to 25,000 sq ft. The existing structure has two bay doors along the Northern side of the building. F. 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. Existing structure has two bay doors which are the appropriate size loading berths. 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 bay doors in the existing building are behind the fence in the rear of the building, along the Northern boundary of the building. H. 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. Tree count and landscape plan will be reviewed during the TRC Process. I. 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 S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 12 of 13 permit in accordance with Section 10.3.9, Tree Removal Permit. Property has been previously cleared and is currently developed. J. 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. The site is currently developed and there will be no further tree removal. K. 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 subsections D and E below and Section 5.3.8, Optional Incentives for Retaining Trees. The site is currently developed and there will be no further tree removal. L. 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 will be reviewed during the TRC Process. M. 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. The site is currently developed and there will be no further tree removal. N. 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 existing site and site plan, the driveway and roadway intersection will be unobstructed. O. 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 will be reviewed during the TRC Process. P. Section 5.5 requires separate lighting plan to be reviewed before Certificate of Occupancy is awarded. Existing lighting on the site that should currently comply with Section 5.5 of the UDO. Q. Section 5.6 requires sign permits depending on sign type and location. There has been nothing mentioned in regards to a sign but all exterior signs to be permitted separately and must comply with Section 5.6 of the UDO. R. 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 S25-07 Staff Report –Board of Commissioners 2-2-2026 Page 13 of 13 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 existing development has an offsite stormwater management area, and stormwater will be reviewed during the TRC process. 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 applicants proposed use is similar to other properties in the park. The site has a fence for security and privacy which buffers well from adjacent sites. B. Land uses in the immediate vicinity of the subject site are industrial and commercial along Capital Drive. 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. 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 New Hanover County. Compiled Facts May or May Not Support the Board’s Conclusion. Relevant Findings of Fact Presented to Date A. The applicant’s opinion is the use is in general conformity with the New Hanover County Land Use Plan. B. The subject site is currently developed. C. No known cultural or archaeological resources are identified on site. D. The site is surrounded by CZD I-1 to the North, South and West, and CZD B-1 to the west. E. Land uses in the immediate vicinity of the subject site are predominantly commercial and industrial. F. The 2016 Comprehensive Plan classifies the property as Employment Center.