200703 Mar PBM
MINUTES OF THE
NEW HANOVER COUNTY PLANNING BOARD
MARCH 1, 2007
The New Hanover County Planning Board met Thursday, March 1, 2007 at 5:30 p.m. in
the County Court House, 24 North Third Street, Wilmington, NC to hold a public
meeting.
Members Present: Staff Present:
Sandra Spiers, Vice Chair Chris O'Keefe, Planning Director
Melissa Gott Sam Burgess, Principal Development Planner
Jay Williams Karyn Crichton, Administrative Support Specialist
Ken Wrangell Jane Daughtridge, Senior Planner
Sharon Huffman, Assistant County Attorney
Sandra Spiers opened the meeting by welcoming the audience to the public hearing and
Sam Burgess led the reciting of the Pledge of Allegiance.
Ken Wrangell made a motion to recommend approval of the February minutes. Jay
Williams seconded the motion. The Planning Board voted 4-0 to approve the minutes.
Item 1: Rezoning (Z-857, 11/06) - Request by Haden Stanziale for JH Land, LLC
to rezone approximately 341 acres in the Community and Conservation Land
Classification located between Holly Shelter Road and N. College Rd. from 1-2 and
R-15 to R-10 Residential and B-2 Commercial District. (Continued from February
1, 2007 agenda)
Jane Daughtridge presented the slides and gave a brief overview of the site's history, land
use, zoning, level of service (LOS), and related information. Ms. Daughtridge stated that
a portion of the property includes a chemical superfund site.
Chris O'Keefe provided the Land Use Plan considerations and staff recommendation:
Land Use Plan Considerations:
The 2006 Update of the Joint CAMA Plan describes the purpose of the Community class
as providing for a village type of development to help meet housing, shopping,
employment and public service needs within the more rural areas of the county. They are
typically characterized by small groupings of mixed land uses, such as community
shopping, strip commercial, church, school, and residences which provide low intensity
retail service and housing opportunities.
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This rezoning petition proposes two zoning changes. Approximately 120 acres adjacent
to I-40 is proposed for B-2 Highway Commercial District, while the remaining 222 acres
is proposed for R-10 Residential District. Commercial zoning around the I-40 interchange
is consistent with the current zoning on the east side of the interchange. Overall, the
request would reduce available land for heavy industrial use in the unincorporated county
by about 6.7% and increase commercial by about 16%. Residential acreage would be
increased by about 1.5%.
I-2 R-10
Performance Residential N/A 733 units
High Density (Not an option at this time because of Land Classification)
Traffic flow along Holly Shelter Road is currently able to absorb additional flow.
Volumes on both Holly Shelter and N. College Roads have increased only marginally
since 2001. A Traffic Impact Analysis will be required for subdivisions or special uses
that exceed the traffic threshold of 100 peak hour trips per day.
Staff Recommendation:
Based on the above analysis, staff recommends approval of the B-2 portion as requested.
Staff feels the superfund issue should be resolved before rezoning that portion of the site
for residential use and therefore recommends either eliminating Parcel RO1100-009-007-
000 (52.94 acres) from consideration until there is EPA concurrence with conversion to
residential use after remedial action is complete or approving that portion of the change
with a delayed effective date. Staff also feels the full R-10 residential zoning proposal
would be inconsistent with the existing Castle Hayne community zoning to the north and
west and would therefore suggest that the R-15 designation be applied along the western
section of the property (about 137 acres). R-10 would be appropriate in the section south
of the proposed B-2 since that area does adjoin existing R-10 and staff would support that
portion of the residential proposal (about 85 acres). This scenario would accommodate up
to 624 total housing units versus 733 under the original proposal. If ultimately developed
with the anticipated school and park, the number of potential housing units would be
reduced significantly to about 280. However, even if the public land is never acquired,
staff believes the recommendation above would preserve the character of the existing
community while allowing the petitioner broad options for use of the land.
Dan Weeks, landscape architect and land planner with Haden Stanziale stated that their
plan is consistent with the county's land use plan; would protect and preserve property
values of the surrounding area; and would provide housing, shopping, employment, and
public services for the surrounding area. Mr. Weeks stated that there are plans for a
county school and park site on the property. Mr. Weeks also stated that they have held a
neighborhood meeting to answer questions and address neighbors concerns.
Marie Ramplesod, sister of adjacent property owner, inquired if access would be required
through the lot adjacent to her sister, Mary White.
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Dan Weeks stated that access would be provided through four lots off Holly Shelter Road
and not through the lot adjacent to Mary White.
Ken Wrangell asked for clarification regarding the Superfund Site.
Jane Daughtridge explained that the land was formerly used by a chemical company and
the Environmental Protection Agency believes that there is a chemical presence in the
soil which requires a specific cleanup before the land can be used again. Ms. Daughtridge
stated that a cleanup plan is in place and awaiting implementation.
Sandra Spiers asked the applicant for details regarding the neighborhood meetings and if
he agreed with staff recommendations.
Dan Weeks provided an overview of the neighborhood meeting and stated that he
concurs with staff's recommendations.
There was discussion regarding whether it was appropriate to rezone the property based
on the successful remediation of the land. It was stated that this has been done in the past
and staff recommends rezoning with successful remediation.
Melissa Gott inquired if the map that the petitioner showed overhead was an accurate
division of the R-10, R-15, and B-2 zoning.
It was stated the zoning divisions were developed together by the petitioner and Planning
staff.
John Burney adjacent property owner inquired when the cleanup was to occur.
Scott Sullivan explained that cleanup should begin in June or July 2007 and take
approximately 3-5 weeks. Mr. Sullivan stated that JH Land, LLC has paid for EPA
approved contractors to perform the cleanup. Mr. Sullivan added that the only foreseeable
barriers include weather and EPA cleanup plan review.
Ken Wrangell asked Planning staff to clarify their recommendation and provide direction
on how to proceed with the rezoning request given the section of land containing the
Superfund site.
Chris O'Keefe suggested that a motion could be crafted recommending rezoning given
EPA concurrence.
Ken Wrangell made a motion to recommend approval with staff's recommendations and
effective upon EPA concurrence. Jay Williams seconded the motion. The Planning
Board voted 4-0 to recommend approval.
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Item 2: Modify Site Plan (Z-831, 2006, Modification, 3/07) - Request by State
Employees Credit Union to amend the approved site plan in a CD(B-1) zoning
district to reposition building and amend or clarify conditions relating to
preservation of wetlands and interconnectivity.
Jane Daughtridge presented the slides and gave a brief overview of the site's history, land
use, zoning, level of service (LOS), and related information.
Jane Daughtridge provided the history:
HISTORY:
At its April 3, 2006 meeting, the New Hanover County Commissioners approved a
petition to rezone 8.72 acres of property located at 5830 Carolina Beach Road and 535
Sanders Road from R-15 Residential and B-2 Highway Business District to B-1
Neighborhood Business Conditional Use District. Specifically, the site plan located a
State Employees Credit Union on the site. Further development of the site was to be
submitted for review at a later date.
Upon the recommendation of the Planning Board, the Commissioners placed the
following conditions on the conditional use rezoning:
1. provide interconnectivity to the Mott's Landing subdivision to the north of
the property,
2. preserve the wetlands and COD area,
3. participate in the costs of the required traffic improvements to Sanders
Road and the Carolina Beach Road intersection according to a Traffic
Impact Analysis (TIA).
The tract is bisected with a Pocosin wetland community. The contours in this area show
an 8-foot change in elevation draining into a larger wetland and a small pond on the
property abutting it to the north. However, the area does not qualify for protection under
the provisions of the COD because it is not underlain with Class IV soils.
Abutting property on the north side is Bowen's Chapel. Also, an adjoining development
to the north is Mott's Landing, a 654-unit subdivision with clustered housing. About 283
of those units will be townhomes located more or less directly above the proposed Credit
Union building. The overall subdivision is under construction now and a new road
connection has been made to Sanders Road in the vicinity of Bellamy School. Additional
access for Motts Landing is along River Road and another access is on Carolina Beach
Road. Further west along Sanders Road, another residential development, Willow Glen
at Beau Rivage, has been constructed.
The property on the southwest corner, across Sanders Road, is now zoned CD(B-1) and
the Beau Rivage Marketplace is under construction as well as residential townhomes just
south of that project. Primary access to the State Employees Credit Union will be from
Sanders Road instead of Carolina Beach Road.
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Subsequent to the approval of this project, concerns about the cumulative traffic impact
caused the County to insist that all the projects participate in required improvements at
the intersection of Sanders Road and Carolina Beach Road. Those parties are still
working out the details of that arrangement with NCDOT.
Chris O'Keefe provided the staff summary and recommendation:
STAFF SUMMARY:
As the SECU has moved forward with its actual building design and driveway permits,
there was a desire to shift the building in order to add a drive aisle at the rear of the
building. It also became apparent that the interconnectivity on the approved plan would
not be adequate to meet the road standards of the county or the NCDOT. Further
discussion in light of the complex improvements now required along Sanders Road in
front of the site raised questions about the safety and effectiveness of the required
interconnectivity as approved. These issues are beyond the scope of administrative
approval, therefore, the applicant brings the following requests for modification to the
approved site plan:
1. Approve a shift of the building setbacks (formerly exceeding the
requirements of the ordinance) so long as the minimum requirements of
the ordinance are met.
2. Delete the requirement for interconnectivity to Mons Landing Subdivision
because of safety and logistical concerns in proximity to the Sanders
Road/Carolina Beach Road lane additions and intersection improvements.
Because the project was approved without full site plans for the entire site, securing
answers to these questions will also be beneficial to the applicant in designing future
plans for additional development.
STAFF RECOMMENDATION:
Staff agrees that as long as the minimum setbacks and buffers are maintained as required
under the general standards of the ordinance, allowing the building to shift outside the
approved footprint would be consistent with the ordinance.
Although staff strongly supports the County's policy for street interconnectivity, the idea
of commercial driveways or parking lots serving as connecting streets is not adequate or
appropriate to accommodate residential interconnectivity. NCDOT has confirmed that
connectivity at this location creates conflicts with the new street improvements required
at the intersection, and staff concurs with DOT's finding that connectivity through the
SECU site should be dropped and found to be an unsafe option not in the public's
interest.
Stuart Hudson Regional Manager, State Employees Credit Union stated that he concurs
with the staff summary and supports staff recommendations
No one spoke in opposition to the item.
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Jay Williams asked staff for clarification regarding the shift of the building and deletion
of interconnectivity.
Jay Williams made a motion to recommend approval. Melissa Gott seconded the motion.
The Planning Board voted 4-0 to recommend approval.
Item 3: Modify Special Use Permit (S-118, Modification, 3/07) - Request by Ogden-
New Hanover County Volunteer EMS to amend an existing special use permit to add
one new building to the existing facility in the 4500 block of Carolina Beach Road.
Jane Daughtridge presented the slides and gave a brief overview of the site's history, land
use, zoning, level of service (LOS), and related information.
Jane Daughtridge provided the history:
HISTORY:
In December of 1979, the New Hanover County Commissioners approved a
special use permit for expansion of the Volunteer Rescue Squad in this location. In 1981
a modification to the site plan was approved. At this time, County EMS is requesting
another modification to add a 10,000 sq. ft. building for storage of disaster response
vehicles.
The subject property is located at 4550 Carolina Beach Rd, near Echo Farms and
also near the intersection of St. Andrews Drive. The land classification is urban on the
high portion of the property and conservation in the special flood hazard area.
Access is from Carolina Beach Road, a divided 4-lane arterial with traffic flow level of
service (LOS) E, meaning the roadway operates at capacity.
The property is bounded on the north by Echo Farms subdivision and golf course
and the high voltage power line in the run of Bamards Creek; on the west by the Linden
Ridge subdivision; and on the south by the Loyal Order of Moose.
The subject property is dominated by wet soils and flood hazard area. This proposed
addition will generally exhaust development potential.
Matt Nichols an attorney representing the Ogden-New Hanover Volunteer EMS stated
that they are applying for a modification to the existing special use permit in efforts to
secure and centrally house County emergency vehicles. Mr. Nichols stated that the
location is ideal and would provide a tremendous benefit to the public. Mr. Nichols
requested that the building be shifted on the site plan to protect significant trees.
Michael Nave Chief, Ogden-New Hanover Volunteer EMS spoke in support of the item
stating that the project would centralize, protect, and secure millions of dollars of
equipment.
No one spoke in opposition the item.
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There was discussion whether the item could be recommended for approval given the
applicant's request to shift the building slightly. It was stated that the Planning Board
could still recommend approval as long as the building relocation was adequately
described in the motion. The petitioner agreed to shift the building on the site plan before
the April 2, 2007 County Commissioners meeting.
Ken Wrangell stated that he agreed with the findings of fact and made a motion to
recommend approval of the item including the relocation of the building slightly to the
north to mitigate trees, given that the building size does not increase.
Jay Williams seconded the motion.
The Planning Board voted 4-0 to recommend approval.
Item 4: Rezoning (Z-859, 3/07) - Request by Withers & Ravenel for Thomas
Congleton to rezone approximately 2.83 acres in the Transition Land Classification
at 6801 Carolina Beach Road from R-15 Residential District to B-1 Neighborhood
Business District.
Jane Daughtridge presented the slides and gave a brief overview of the site's history, land
use, zoning, level of service (LOS), and related information. Ms. Daughtridge stated that
public water and sewer were not currently available at the site and that a deceleration lane
would most likely be required to mitigate an awkward intersection.
Chris O'Keefe provided the Land Use Plan considerations and staff recommendation:
Land Use Plan Considerations:
The 2006 Update of the Joint CAMA Plan describes the purpose of the Transition
Class as being to provide for "continued intensive urban development on lands that have
been or will be provided with necessary urban services. The location of these areas is
based upon land use policies requiring optimum efficiency in land utilization and public
service delivery."
This rezoning petition proposes a change from residential to light commercial
uses in proximity to an existing commercial activity but surrounded by residential zoning.
Staff Recommendation:
Based on the above analysis, staff feels that the lack of public water and sewer on this site
will limit the types of uses accommodated and the median on Myrtle Grove Road at the
front of this property will make access to the traveling public somewhat difficult. The
surrounding area is all zoned R-15. Staff feels the R-15 zoning designation is most
appropriate for this property in relation to safety issues and community character and
recommends denial of the zoning change.
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Cindee Wolf, representing property owners, Thomas and Julia Congleton refuted the
Planning Department's recommendation for denial stating that City water is available at
the property and sewer is forthcoming; that safe access could be provided from Carolina
Beach Road; and the rezoning request is suitable given the transitional land use
classification.
Alice Spicer, adjacent property owner spoke in opposition to the rezoning request citing
traffic concerns. Ms. Spicer stated that there is already too much traffic on Carolina
Beach Road and did not want any commercial projects near her house.
Lonnie Simmons, inquired what types of businesses would be permitted if the property
were rezoned B-1.
Ms. Wolf stated that low impact commercial business or offices might be appropriate for
the site and was open to a conditional use district.
Planning Board members inquired about the availability of water and sewer.
Sandra Spiers expressed concern about rezoning a section of land to B-1 in the middle of
a residential district.
Cindee Wolf requested permission to continue the item so that she could supply a site
plan and additional information.
Jay Williams made a motion to allow the item to be continued. Melissa Gott seconded
the motion. The Planning Board voted 4-0 to continue the item.
Item 5: Special Use Permit (S-574, 3/07) - Request by Withers and Ravenel for
Whiskey Creek Overlook, LLC to locate a 7-slip community boating facility in the
waters of Whiskey Creek in an R-15 Residential District at Whiskey Creek Overlook
Subdivision located at 231 Trail's End Road.
Jane Daughtridge presented the slides and gave a brief overview of the site's history, land
use, zoning, level of service (LOS), and related information. Ms. Daughtridge stated that
the item was denied by the Planning Board in July 2006 but has been since modified.
Chris O'Keefe provided the findings of fact:
Preliminary Staff Findings
1. The board must find that the use will not materially endanger the public health or
safety if located where proposed and developed according to the plan as submitted
and approved.
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A. The subject property is located within the Myrtle Grove Fire District.
B. A private well will serve the dock facility.
C. A small percentage of the subject property is located in a 100-year floodplain.
D. Access to the site is from Trail's End Road off Masonboro Loop Road.
2. The Board must find that the use meets all required conditions and specifications of
the zoning ordinance.
A. The site is located in an R-15 Residential Zoning District. A Special Use Permit
allows a community boating facility in an R-15 Residential District.
B. The property has an existing dock that needs rehabilitation, which would require
minimal environmental impacts.
C. The site will not need any off-street parking, because it is close enough to the
proposed residential lots it will serve.
D. The proposed community boating facility has seven (7) boat slips with lifts to serve
seven (7) proposed residential lots, which falls within the maximum ratio of 1:1.
E. A pedestrian easement will be provided and conferred to each owner for access to the
community boating facility.
F. No commercial activities are allowed by the county ordinance and none are proposed
for the facility.
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.
A. Similar type projects exist in other residential districts in New Hanover County.
B. No evidence has been presented that the proposed use will injure the value of
adjoining or abutting property values.
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 plan of development for New
Hanover County.
A. The New Hanover County Comprehensive Plan classifies the pier site as
Conservation.
B. The 2006 Joint Land Use Plan encourages recreational access to estuarine and public
trust waters.
C. The entire creek bank is surrounded by brackish marsh and a 75' COD setback has
been identified on the plan. Whiskey Creek has a significant fluctuation in water body
width and a severely limited channel width at low tide, making pier projects on
individual residential lots complicated.
D. Surrounding land uses include single-family housing, some with docks and piers.
Staff Comments:
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a. Deed restrictions or restrictive covenants should conveyed in the chain of
title on the 7 proposed lots in the proposed subdivision stating that no
individual docks/piers will be allowed.
b. Boat slips should be positioned outside the channel width at low tide in
order to allow for safe navigation by upstream residents.
c. No overhead lighting should be installed.
d. Private pedestrian access easement, as proposed from the street right of
way to the dock for use by the residents of the subdivision, should be
required.
Cindee Wolf representing the property owners, Whiskey Creek Overlook, LLC stated
that the past issues have been remedied by redesign and an agreement has been reached
with the adjacent property owners who previously opposed the boating facility. Ms.
Wolf stated that she concurs with the findings of fact.
Mike Malina, adjacent property owner spoke in favor of the item stating that he is content
with the redesign.
No one spoke in opposition to the item.
Ken Wrangell asked the applicant what changes have been made to the site plan.
Cindee Wolf stated that the dock is shorter; the boat slips are perpendicular instead of
parallel; boats will impede the channel; and the boats slips have been redesigned as boat
lifts.
Jay Williams requested as a condition to the item that the boat slips be used only by the
property owners of the subdivision and may not be sold or leased to non-owners. Mr.
Williams requested clarification regarding a pedestrian access easement.
Cindee Wolf agreed to the condition.
Jay Williams made a motion to recommend approval with staff conditions and with the
condition that slips may not be leased, rented, or sold but to owners of lots of the
subdivision.
Ken Wrangell seconded the motion. The Planning Board voted 4-0 to recommend
approval of the item with conditions.
Item 6: Special Use Permit (5-575, 3/07) - Request by Withers and Ravenel for Roland
Tilden to locate high density residential development of 50 units in the Urban Land
Classification in an R-15 Residential Zoning District at 4900 and 4916 S. College Road.
Jane Daughtridge presented the slides and gave a brief overview of the site's history, land
use, zoning, level of service (LOS), and related information.
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Chris O'Keefe provided the findings of fact:
Preliminary Staff Findings:
1. The board must find that the use will not materially endanger the public health or
safety if located where proposed and developed according to the plan as submitted
and approved.
A. The subject property is located within the Myrtle Grove Fire District.
B. City water and county sewer will serve the site.
C. None of the subject property is located in a 100-year floodplain, and no
other conservation resources are present.
D. Traffic level of service on S. College Road is F, meaning traffic counts
exceed the capacity of the roadway. Turning lanes are already in place for
the entrance to Myrtle Grove Village (Prior Dr.). A recent Traffic Impact
Analysis estimates that the proposed additional units will add a 1.4 second
A.M. delay and a 2.5 second P.M. delay to the existing delay for vehicles
exiting the property.
2. The Board must find that the use meets all required conditions and specifications
of the zoning ordinance.
A. The site is located in an R-15 Residential Zoning District. High density
development (up to 10.2 units per net acre) may be allowed by Special
Use Permit under certain conditions in an R-15 Residential District.
B. Access to the site is through Prior Drive off S. College Road, a 4-lane
divided arterial.
C. The New Hanover County Comprehensive Plan classifies the area as
Urban.
D. The proposal limits development to 50 residential rental units.
E. Phases I and II of Myrtle Grove Village (70 rental units) are located within
the City of Wilmington's jurisdiction. All internal property boundaries
will be abandoned and tracts recombined into a single parcel,
consolidating Myrtle Grove Village.
F. Off-street parking as proposed will meet the requirements of the
ordinance.
G. A storm water detention pond has been planned for the site and will meet
the standards of the county ordinance.
H. Total impervious surface is proposed at 39.9%. The ordinance allows up
to 40%.
1. Total open space is proposed at 60.1%. The ordinance requires 35%.
J. Improved recreational space is proposed at 17.8%. The ordinance requires
15%.
K. Vegetative buffers will be installed adjacent to the existing residential
properties.
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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.
A. Phases I and II of Myrtle Grove Village are fully developed with no
diminution of value to the area.
B. No evidence has been presented at the time of writing that the proposed
use will injure the value of adjoining or abutting property values.
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 plan of
development for New Hanover County.
A. The 2006 Joint Land Use Plan encourages higher density development to
be located in urban areas where public services are already in place.
B. Surrounding land uses include multi-family, commercial and limited
single-family development.
Staff Comments:
The TRC reviewed and approved this project on February 7 with the following
requirements:
1. The site plan must clarify the acreage of open space.
2. Since City water will be utilized, City technical specs may need to be
incorporated into the plan.
3. Fire hydrants will need to utilize National Standard thread.
Cindee Wolf representing the property owners provided details of the proposed
residential community. Ms. Wolf stated that the plan proposes residential rental 50 units
and is an expansion of Myrtle Grove Village. Ms. Wolf stated that the project is suitable
and beneficial for the area as it is surrounded by other multifamily communities; near a
major commercial center; and is located within the urban land classification. Ms. Wolf
stated that a traffic impact analysis concluded that the development would not have a
significant impact on traffic and felt that the current infrastructure is sufficient. Ms. Wolf
stated that the plan has been review by the County's Technical Review Committee
(TRC); provides more open space than is required; provides active recreation space; and
will create less impervious surface than is allowable.
No one spoke in opposition to the item.
Ken Wrangell made a motion to recommend approval with staff recommendations. Jay
Williams seconded the motion. The Planning Board voted 4-0 to recommend approval.
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Item 7: Rezoning (Z-860, 3/07) - Request by Land Consultants, Inc. for Corbett
Package Company to rezone approximately 82 acres (a portion of 1505 Castle
Hayne Rd.) in the Conservation and Transition Land Classification from I-2 Heavy
Industrial District to R-15 Residential District.
Jane Daughtridge presented the slides and gave a brief overview of the site's history, land
use, zoning, level of service (LOS), and related information.
Chris O'Keefe provided land use considerations and staff recommendation:
Land Use Plan Considerations:
The 2006 Update of the Joint CAMA Plan describes the purpose of the
Conservation class as being to provide for effective long term management and
protection of significant, limited or irreplaceable natural resources while also protecting
the rights of property owners. Lands in this category "present challenges from a land use
standpoint, as they are often the most desirable from a development perspective and they
may be at the same time, the most undesirable to develop from an environmental or
public safety perspective." The purpose of the Transition Class is to provide for
"continued intensive urban development on lands that have been or will be provided with
necessary urban services. The location of these areas is based upon land use policies
requiring optimum efficiency in land utilization and public service delivery."
This rezoning petition proposes a change from an industrial use designation to a
residential use designation. Overall, the request would reduce available acreage for heavy
industrial use in the unincorporated county by about 2% and increase residential acreage
by less than 1%.
I-2 R-15
Performance Residential N/A 205 units
High Density (Not an option at this time because of street classification)
Traffic flow along Brentwood Drive currently enjoys connectivity to Glendale
Drive and Victoria Drive via Palmetto Road. Potential addition of about 1,900 vehicle
trips per day to these local streets will have an impact on existing conditions, but the
opportunities for alternate routes to Castle Hayne Road may help offset negative effects.
A Traffic Impact Analysis will be required for subdivisions projected to exceed the traffic
threshold of 100 peak hour trips per day.
Staff Recommendation:
Based on the above analysis, staff recommends that the proposal be amended to include
only the area with natural elevation above base flood elevation, thereby reducing the
acreage to include only the high ground area in the Transition land classification. Staff
feels residential use on the high ground would be more harmonious with the existing
neighborhood than the current I-2 zoning but feels the inclusion of the marsh and swamp
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areas where there are class IV soils would not be appropriate. As these areas would be
difficult to development for any industrial purpose, they are better protected by remaining
I-2 than by providing non-usable acreage from which to capture additional density in a
residential district. The Wrightsboro Plan which speaks to protecting the area's rural
character and the CAMA Plan which strives to protect Conservation Areas provide
further evidence that only the uplands are suitable for residential development in this
area.
Frank Braxton, Coastal Land Design agreed with the staff recommendation to rezone
only the highlands and preserve the conservation areas. Mr. Braxton stated that they
intend for their development to be consistent with the character of the surrounding
neighborhoods.
No one spoke in opposition.
Melissa Gott inquired how many acres could be developed if Class IV soils were
eliminated from the petition and requested an amended map designating the rezoning
areas.
Frank Braxton stated that approximately 45 acres could be developed and could supply
an amended map.
There was discussion regarding whether a recommendation could be made given the
recommended changes to the rezoning petition or if the item should be continued.
Chris O'Keefe stated that a recommendation could be made to the County
Commissioners given the changes as long as the applicant produced an amended map to
coincide with the floodplain boundaries by the Commissioners meeting.
Ken Wrangell made a motion to recommend approval of the item following staff
recommendations and for the applicant to provide a map delineating the FE line by the
next County Commissioners meeting. Melissa Gott seconded the motion. The Planning
Board voted 4-0 to recommend approval of the item.
Item 8: Text Amendment (A-353, 3/07) - Request by staff to amend Article V.
District Regulations, Table of Permitted Uses to add Parks as permitted uses in all
districts.
Chris O'Keefe provided the staff summary and showed on the zoning map areas of the
county that would be effected by the amendment.
STAFF SUMMARY
Staff suggests that Section 50-5 Table of Permitted Uses be amended to include Parks
and Recreation Areas as a Permitted Use in the B-1, B-2, I-1, I-2, SC and RA districts.
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Parks and Recreation area are already permitted by right in each of the other zoning
districts. These changes would bring Parks and Recreation Areas in line with
"Government Offices & Buildings" and with "Churches" which are already permitted in
these areas.
Finding locations for Parks and Recreation areas has become an increasingly difficult
task due to the relative scarcity of large pieces of suitable land and the perception that
parks and recreation areas may bring undesirable impacts into residential communities.
Allowing Parks and Recreation areas to locate in areas zoned for business and industrial
uses will eliminate this perceived conflict and the need for rezoning as a necessary step in
park land development.
An unidentified man asked for clarification regarding the amendment.
Sandra Spiers provided additional explanation of the amendment.
Melissa Gott made a motion to recommend approval of the text amendment. Jay
Williams seconded the motion. The Planning Board voted 4-0 to recommend approval of
the text amendment.
Sam Burgess provided an update of the Technical Review Committee's (TRC) activity
for the month of February:
1. Edgewater Trace- The TRC voted 3-0 to preliminarily approve the project with
requirements.
2. Myrtle Grove Village- The TRC voted 3-0 to preliminarily approve 50 units with
requirements.
3. Sycamore Grove- The TRC voted 3-2 to approve 72 lots with requirements.
4. 40 East Business Park- The TRC voted 4-0 to preliminarily approve with
requirements.
The meeting adjourned at 8:00 p.m.
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