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Z22-01 Staff Report BOC 4-4-22STAFF REPORT FOR Z22-01 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY  Case Number: Z22-01  Request:  Rezoning to a Conditional B-2 district  Applicant: Property Owner(s):  Cindee Wolf with Design Solutions Atlantic Coast Holdings, LLC  Location: Acreage:  6300 Block of Sidbury Road 5  PID(s): Comp Plan Place Type:  R01900-002-026-000 Community Mixed Use  Existing Land Use: Proposed Land Use:  Undeveloped Mini-Warehousing/Self-Storage  Current Zoning: Proposed Zoning:  R-15, Residential District (CZD) B-2, Regional Business District   / SURROUNDING AREA   LAND USE ZONING  North Undeveloped R-15  East Undeveloped R-15  South Single-Family Residential under construction (Sidbury Station) R-15  West Single-Family Residential under construction (Sidbury Station) R-15   / ZONING HISTORY  July 7, 1972 Initially zoned R-15 (Area 8A)   COMMUNITY SERVICES  Water/Sewer Water and sewer services are anticipated to be provided via CFPUA upon completion of utility line extensions.  Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Station Castle Hayne   Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High Schools  Recreation Northern Regional Park, Blue Clay Bike Park   CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES  Conservation No known conservation resources  Historic No known historic resources  Archaeological No known archaeological resources   APPLICANT’S PROPOSED CONCEPTUAL PLAN   The applicant is proposing to rezone approximately 5 acres to (CZD) B-2 in order to construct a self-storage operation with recreational vehicle and boat storage. The proposed plan also incorporates required parking, internal circulation drives, required landscaping and buffering, and stormwater management. The proposed development consists of 2 enclosed self-storage buildings on the parcel totaling approximately 39,000 square feet of space located on the northern portion of the parcel closest to Sidbury Road. The buildings are proposed at one story with a maximum height of 25’. On the southern portion of the parcel, approximately 1 acre is proposed for recreational vehicle and boat storage. Stormwater management is proposed to be located in the southeast area of the site. A 20’ wide transitional buffer with an 8’ high fence is proposed along the east, west, and south boundaries of the project adjacent to Sidbury Station, a residential development currently under construction. Street-yard plantings meeting the UDO’s design standards will be required along the Sidbury Road frontage. Access is proposed from Sidbury Road and will be subject to NCDOT Driveway Permitting regulations. Includes Staff Markups ZONING CONSIDERATIONS  The R-15 district in this area was established in 1972. At the time, the purpose of the R-15 district was to ensure that housing served by private septic and well would be developed at low densities. Since that time, plans for the extension of water and sewer services have become more available to the surrounding area; however, it is still mostly zoned for low density housing. Under the current R-15 zoning, a performance residential development could allow a maximum of 13 dwelling units on the 5-acre site at a density of 2.5 du/ac. The purpose of the B-2, Regional Business District is to provide for the proper site layout and development of larger format or larger structure size business uses, including big box stores and automobile dealers. It is also designed to provide for the appropriate location and design of auto oriented uses that meet the needs of the motoring public or that rely on pass-by traffic. The property is located along the Sidbury Road corridor, which is currently zoned predominantly R-15 and is developed with a low-density residential land use pattern with limited commercial uses supporting area residents. The proposed site plan would be subject to technical review to ensure compliance with applicable County and State regulations, including applicable site design and approval provisions within the UDO. Section 4.3.4 of the UDO does contain standards for this use which govern architectural materials, aesthetics, and the size, screening, and height limits within the outdoor storage area. AREA SUBDIVISIONS UNDER DEVELOPMENT   / TRANSPORTATION  Access is proposed to be provided to the property by Sidbury Road, an NCDOT-maintained collector street. Access to the interior of the site will be controlled by a gated access point to ensure security for the storage facilities. Internal circulation will be controlled through one-way drive aisles. As currently zoned, it is estimated the site would generate about 13 trips during the peak hours if developed at the permitted density. The proposed self-storage development would decrease the estimated number of peak hour trips by approximately 7 AM peak hour and 2 PM peak hour trips. Intensity Approx. Peak Hour Trips  Existing Development: Undeveloped 0 AM / 0 PM  Typical Development under Current Zoning: 13 SFR Units 13 AM / 13 PM  Proposed Development: 40K SF Self-Storage, 1 acre RV/Boat Storage 6 AM / 11 PM  Estimated Net Change under Proposed B-2 Zoning: - - 7 AM / - 2 PM   The estimated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). Because a TIA is not required to analyze transportation impacts at this time, staff has provided the volume to capacity ratio for the adjacent roadway near the subject site. While volume to capacity ratio, based on average daily trips, can provide a general idea of the function of adjacent roadways, the delay vehicles take in seconds to pass through intersections is generally considered a more effective measure when determining the Level of Service of a roadway. NCDOT Average Annual Daily Traffic (AADT) - 2019 Road Location Volume Capacity V/C  Sidbury Road 5400 block, approximately 1.5 miles west of subject site 3,300 11,000 0.30   Before any development can occur on this site, the Technical Review Committee will review all plans for compliance with applicable land use regulations, including any recommended roadway improvements that may be required through the NCDOT Driveway permitting process. / Nearby Planned Transportation Improvements and Traffic Impact Analyses  / Nearby NC STIP Projects: STIP Project R-3300A (Hampstead Bypass) Project to construct a new facility from I-140 to NC Highway 210. Construction is anticipated to begin in late 2026. Nearby Traffic Impact Analyses: Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards. Approved analyses must be re-examined by NCDOT if the proposed development is not completed by the build out date established within the TIA. Proposed Development Land Use/Intensity TIA Status  Sidbury Station 655 single-family dwellings 103 townhomes Approved February 12, 2020 Build Out Years: 2024 – 258 single-family dwellings 2029 – 421 single-family dwellings, 59 townhomes 2034 – Full Build  The TIA required improvements be completed at certain intersections in the area. The notable improvements consisted of: Installation of right and left turn lanes at the site’s access points on Sidbury Road (Phase 1). Installation of southbound right turn lane and westbound right turn lane, and extension of the westbound left turn lane and northbound right turn lane at the intersection of N. College and Blue Clay Road (Phase 2). Installation of a roundabout at Sidbury Road and Blue Clay Road (Phase 2). Installation of a southbound left turn lane at Dairy Farm Road and Sidbury Road (Full Build)  Nearby Proposed Developments included within the TIA:  Scott’s Hill Medical Blake Farms Scott’s Hill Village Cape Landing Coastal Preparatory Academy  Development Status: Construction of infrastructure is currently underway.   ENVIRONMENTAL  The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas. The property is within the Island Creek watershed. Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class III (severe limitations for septic suitability). However, the site is expected to be served by CFPUA when developed. OTHER CONSIDERATIONS   REPRESENTATIVE DEVELOPMENTS   Representative Developments of R-15: / Page’s Corner / Clay Crossing Representative Developments of Similar Uses: / All Seasons Storage in Monkey Junction Context and Compatibility  The property is located along Sidbury Road, which is identified as a Minor Collector on the WMPO Functional Classification Map. Sidbury Road is one of the county’s less densely developed corridors with limited commercial services to support future residents. While the majority of this area was zoned for low density housing in the early 1970s, the 2016 Comprehensive Plan recommends a mixture higher density housing and commercial uses along the Sidbury Road corridor. While the plan provides general guidance for the encouraged future development pattern, it does not specifically address this type of use, and there is no small area plan to inform the desired location of neighborhood commercial nodes in this area. Cape Fear Moving Forward: 2045, the WMPO’s current Metropolitan Transportation Plan, includes a modernization project to bring Sidbury Road to current design standards. This is programmed to include widening the current travel lanes to 12’ with the installation of a 10’ multi-use path. The site is directly adjacent to Sidbury Station, an approved by-right residential development consisting of 758 residential units.    This use would be considered a transitional use at this location. The site plan incorporates required landscaping and transitional buffers adjacent to residentially zoned properties. Previous requests for similar land uses have included conditions addressing limitations on height or spacing of boats and RV’s from adjacent property lines, mitigation of site lighting, and fencing. The applicant has proposed conditions to address aesthetics, placement of unit doors fronting Sidbury Road, landscaping and buffering, and fencing. In addition, the Planning Board recommended additional conditions addressing hours of operation and washing/maintenance of vehicles within the recreational vehicle and boat storage area. The development would have no impact on the school system.  2016 COMPREHENSIVE PLAN  The New Hanover County Future Land Use Map provides a general representation of the vision for New Hanover County’s future land use, as designated by place types describing the character and function of the different types of development that make up the 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 Community Mixed Use  Place Type Description Focuses on small-scale, compact, mixed use development patterns that serve all modes of travel and act as an attractor for county residents and visitors. Types of appropriate uses include office, retail, mixed use, recreational, commercial, institutional, and multi-family and single-family residential.   The subject property is located in a transitional area along Sidbury Road where there are currently limited commercial services for nearby residential units, though approximately 758 residential units have been approved within a mile of the project vicinity. The Comprehensive Plan classifies properties within the general area from I-140 north to Holly Shelter Road largely as Community Mixed Use. It is the intent of the plan to allow a land use pattern with commercial services and moderate density residential development within this area of the county, but the plan does not specify the exact location of future commercial nodes in this area. While this use is not specifically addressed in the Comprehensive Plan, the subject site’s location adjacent to a large residential subdivision and in an area of anticipated growth would provide a service to nearby future residents. In addition, the proposal could provide a transition to a land use pattern with additional commercial services available. The proposed project can provide lower-intensity commercial services for nearby residents as well as commuters since Sidbury Road is a collector road linking the Northchase, Castle Hayne, and Wrightsboro areas to the west with US Highway 17 and area waterways and commercial nodes to the east.  Consistency Recommendation  The proposed facility is generally CONSISTENT with the 2016 Comprehensive Plan because it will allow for an appropriate use in the Community Mixed Use place type and would provide lower-intensity co mmercial services in a transitional area.   PLANNING BOARD MEETING   The Planning Board considered this application at their March 3, 2022 meeting. No one spoke in support of or in opposition to the request. The Planning Board recommended approval of the petition (6-0). The Planning Board found the application to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow for an appropriate use in the Community Mixed Use place type. The Planning Board also found recommending APPROVAL of the rezoning request is reasonable and in the public interest because the site is located on a collector street near an approved subdivision and within a larger area identified for future growth. The Board recommended the following conditions: Proposed conditions: No storage unit entry, other than normal ingress-egress doors to meet life-safety code, will be permitted along the wall facing Sidbury Road. Architectural features, along with foundation landscaping, will be incorporated along the Sidbury Road building façade to enhance the aesthetics of the streetscape. Both the west and south boundaries of the tract will be buffered with an 8-foot high solid screening fence, along with required plantings. Hours of operation shall be from 6 AM to 10 PM. There shall be no washing or maintenance of vehicles or boats in the outdoor storage area. STAFF RECOMMENDATION  Based on the recommended uses for Community Mixed Use places as well as the context and compatibility with the immediate surrounding area, staff concurs with the Planning Board’s recommendation and suggests the following motion with the applicant’s proposed conditions: I move to APPROVE the proposed rezoning to a (CZD) B-2 district. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow for an appropriate use in the Community Mixed Use place type. I also find APPROVAL of the rezoning request is reasonable and in the public interest because the site is located on a collector street near an approved subdivision and within a larger area identified for future growth. Proposed conditions: No storage unit entry, other than normal ingress-egress doors to meet life-safety code, will be permitted along the wall facing Sidbury Road. Architectural features, along with foundation landscaping, will be incorporated along the Sidbury Road building façade to enhance the aesthetics of the streetscape. Both the west and south boundaries of the tract will be buffered with an 8-foot high solid screening fence, along with required plantings. Hours of operation shall be from 6 AM to 10 PM. There shall be no washing or maintenance of vehicles or boats in the outdoor storage area. Alternative Motion for Denial I move to DENY the proposed rezoning to a (CZD) B-2 district.  While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow for an appropriate use in the Community Mixed Use place type, I find DENIAL of the rezoning request is reasonable and in the public interest because the proposal is not consistent with the desired character of the surrounding community and the land use will adversely impact the adjacent residential areas.