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Z22-08 Staff Report PB 4.7.2022Z22-08 Staff Report PB 4.7.2022 Page 1 of 16 STAFF REPORT FOR Z22-08 CONDITIONAL REZONING APPLICATION APPLICATION SUMMARY Case Number: Z22-08 Request: Rezone 9.60 acres to (CZD) R-5, Conditional Residential District Applicant: Property Owner(s): Cindee Wolf New Beginnings Christian Church, Inc. Location: Acreage: 3100 Block of Blue Clay Road 9.60 PID(s): Comp Plan Place Type: R03300-003-002-000 Community Mixed Use Existing Land Use: Proposed Land Use: Undeveloped Residential Development Current Zoning: Proposed Zoning: R-20, Residential District and (CZD) R-10, Conditional Residential District (CZD) R-5, Conditional Residential District SURROUNDING AREA LAND USE ZONING North Single-Family Residential (Ivywood) R-10 East Undeveloped I-2 South Single-Family Residential (Rachel’s Place) (CZD) R-10 West New Beginnings Christian Church R-20 Blue Clay Road Z22-08 Z22-08 Staff Report PB 4.7.2022 Page 2 of 16 ZONING HISTORY July 1, 1974 Initially zoned R-20 (Area 10A) April 4, 2016 Portion of parcel rezoned to (CZD) R-10 as part of a larger rezoning to allow for the development of a performance residential subdivision. COMMUNITY SERVICES Water/Sewer Water and sewer services are available through CFPUA. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Wrightsboro Station Schools Wrightsboro Elementary, Holly Shelter Middle, and New Hanover High Schools Recreation Cape Fear Optimist Park, Blue Clay Bike Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources Z22-08 Z22-08 Staff Report PB 4.7.2022 Page 3 of 16 APPLICANT’S PROPOSED CONCEPTUAL PLAN Proposed Site Plan with Staff Markups • The applicant is proposing to rezone 9.60 acres of a 10.94-acre parcel to (CZD) R-5 to construct a 68-unit attached housing development at a density of 7.08 units per acre. The proposed plan also includes associated parking, a clubhouse and common amenities. • The proposed development consists of 17 quadraplex buildings on the parcel, which is bounded to the east by Blue Clay Road, between the Ivywood neighborhood to the north and the Rachel’s Place neighborhood to the south. Building heights are proposed at a maximum of two stories. • The applicant has submitted architectural designs of the proposed quadraplexes as part of the conceptual plan. • The community clubhouse is located in the central portion of the parcel, close to the southern boundary of the parcel along the proposed private drive Covenant Lane. • The west and east areas of the site contain the development’s stormwater infiltration basins. • A 30’ wide drainage easement is indicated along the north boundary of the project adjacent to property zoned or developed as R-10, Residential Districts. Z22-08 Staff Report PB 4.7.2022 Page 4 of 16 ZONING CONSIDERATIONS • The R-20 district in this area was established in 1974. At the time, the purpose of the R-20 district was to ensure that housing served by private septic and wells would be developed at low densities. Since that time, water and sewer services have become available to the surrounding area; however, the Blue Clay Road corridor remains primarily zoned for low density housing and industrial uses. • Rezoning case Z-950 was approved in 2016 and resulted in the subject site being split zoned (CZD) R-10 and R-20. Case Z-950 was a rezoning request to construct a 46-unit performance residential district. The current subject site was intended at the time to contain 16 of these lots, as well as recreation space, and 30 lots were to be located on another portion of the parent tract. • Rezoning case Z-966 approved Covenant I, a 68-unit Senior Housing residential development. Covenant I is located on the site where the original 30 lots for Z-950 were to be constructed. The subject site for Covenant II still contains the (CZD) R-10 zoning tied to case Z-950. • The purpose of the R-5, Residential District is to provide lands that accommodate moderate to high density single-family detached and single-family attached development. • The proposed 68-unit development equates to a density of 7.08 units per acre. The R-5 district allows up to 8 units per acre by-right. • The subject 9.60-acre site is currently part of a parent parcel approximately 10.64 acres in area. The residual property is not included with this proposal and will remain zoned R- 20. It is the location of New Beginnings Christian Church. • In the description of the project and according to the applicant, the project is intended to provide affordable units at 30, 40, and 50% of Are Median Income (AMI). However, the method of achieving that affordability has not been determined at this point in time. Z22-08 Staff Report PB 4.7.2022 Page 5 of 16 AREA SUBDIVISIONS UNDER DEVELOPMENT Z22-08 Staff Report PB 4.7.2022 Page 6 of 16 TRANSPORTATION • Access is proposed to be provided to the subject property from Blue Clay Road to the east, which is an NCDOT-maintained minor arterial roadway. Secondary access is provided by way of the New Beginnings Christian Church’s parking lot to the west, and via a private local road from Rachel’s Place. • Initially, a connection was not planned between this proposed development and the Rachel’s Place subdivision to the south. A connection is required and is intended to be gated. • The access from Blue Clay Road will be a full-movement access, with the site plan indicating a left and right turn lane from the property to turn onto Blue Clay Road. • The access from the west will be shared with New Beginnings Christian Church’s parking lot. This access connects the development to Alex Trask Drive. Z22-08 Staff Report PB 4.7.2022 Page 7 of 16 • As currently zoned, it is estimated the site would generate about 26 AM and 34 PM trips during the peak hours if developed at the permitted density. The proposed R-5 development, if developed as affordable units as intended, would increase the estimated number of peak hour trips by approximately 5 AM peak hour and 6 PM peak hour trips. If the proposed R-5 development is constructed as market value units, the increase in the estimated number of peak hour trips is approximately 18 AM peak hour trips and approximately 16 PM peak hour trips. • 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) - 2020 Road Location Volume Capacity V/C Blue Clay Road 2900 Block of Blue Clay Road 5,300 5,429 0.98 Intensity Approx. Peak Hour Trips Existing Development: Undeveloped 0 AM / 0 PM Typical Development under Current Zoning: 32 Single-Family Housing 26 AM / 34 PM Proposed Development: Affordable Housing (ITE Code 223): 68 Dwelling Units (Quadraplex Structures) 31 AM / 40 PM Proposed Development: Multifamily Housing, Low- Rise (ITE Code 220): 68 Dwelling Units (Quadraplex Structures) 44 AM / 50 PM Z22-08 Staff Report PB 4.7.2022 Page 8 of 16 Nearby Planned Transportation Improvements and Traffic Impact Analyses Nearby NC STIP Projects: • STIP Project U-5863 o Project to widen Castle Hayne Road into multi-lanes from I-140 to Division Drive. Right-of-Way and Utilities taking place in FY 2025. Nearby Traffic Impact Analyses: • There are no TIAs located within the general vicinity of the proposal. Z22-08 Staff Report PB 4.7.2022 Page 9 of 16 ENVIRONMENTAL • The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas. • The property is within the Ness Creek watershed. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class II (moderate limitations for septic suitability) and Class III (severe limitations for septic suitability). However, the site is expected to be served by CFPUA when developed. OTHER CONSIDERATIONS SCHOOLS • Students living in the proposed development would be assigned to Wrightsboro Elementary, Holly Shelter Middle, and New Hanover High Schools. Students may apply to attend public magnet, year-round elementary, or specialty high schools. • As the site is undeveloped, the parcel does not generate any students. • A typical by-right development of 32 residential units would be expected to generate an additional 7 students. 68 units are proposed under the rezoning request. • Based on the current general student generation rate*, the increase in homes would result in approximately 7 additional students than would be generated under current zoning. • The general student generation rate provides only an estimate of anticipated student yield as different forms of housing at different price points yield different numbers of students. Over the past four years, staff has also seen a decline in the number of students generated by new development. Student numbers remained relatively stable between 2015 and 2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new residential units were permitted across the county. In addition, the student population is anticipated to only grow by approximately 1,300 students over the next 10 years based on the recent New Hanover County Schools Facility Needs Study. Z22-08 Staff Report PB 4.7.2022 Page 10 of 16 Development Type Intensity Estimated Student Yield (current general student generation rate) * Existing Development Undeveloped Approximate** Total: 0 (0 elementary, 0 middle, 0 high) Typical Development Under Current Zoning (R-10) 32 Residential Units Approximate** Total: 7 (3 elementary, 2 middle, 2 high) Proposed (CZD) R-5 Zoning 68 Residential Units Approximate** Total: 14 (6 elementary, 3 middle, 5 high) *The current general student generation rate was calculated by dividing the projected New Hanover County public school student enrollment for the 2021-2022 school year by the number of dwelling units in the county. Currently, there are an average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.08 for high) generated per dwelling unit across New Hanover County. These numbers are updated annually and include students attending out-of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech. **Because the student generation rate often results in fractional numbers, all approximate student generation yields with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the approximate total. • Staff has provided information on existing school capacity to provide a general idea of the potential impact on public schools, but these numbers do not reflect any future capacity upgrades. School Enrollment* and Capacity** (2021-2022 School Year) *Enrollment is based on the New Hanover County Schools enrollment projections for the 2021-2022 school year. **Capacity calculations were determined based on the projected capacities for the 2021-2022 school year, and funded or planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools to the Board of Education in January 2021. This information does not take into account flexible scheduling that may be available in high school settings, which can reduce the portion of the student body on campus at any one time. • The 2021 facility needs survey that has been prepared by Schools staff indicates that, based on NC Department of Public Instruction (DPI) student growth projections and school capacity data, planned facility upgrades, combined with changes to student enrollment patterns, will result in adequate capacity district wide over the next ten years if facility upgrades are funded. Level Total NHC Capacity School Projected Enrollment of Assignment School Capacity of Assigned School w/Portables Capacity of Assigned School Funded or Planned Capacity Upgrades Elementary 95% Wrightsboro 494 564 88% None Middle 108% Holly Shelter 965 934 103% None High 100% New Hanover 1,584 1,648 96% None Z22-08 Staff Report PB 4.7.2022 Page 11 of 16 NEW HANOVER COUNTY STRATEGIC PLAN • One of the goals of the New Hanover County Strategic Plan for 2018-2023 is to encourage the development of complete communities in the unincorporated county by increasing housing diversity and access to basic goods and services. • The proposed R-5 zoning district would allow for an increase in housing diversity and allow for those new residents to utilize existing goods and services within one mile of the subject property. • The predominant housing type in the area is single family detached. Under the proposed R-5 district, single family detached would decrease (89% to 86%), and single family attached units would increase (1% to 4%). • The subject property is located in the Wrightsboro community area, where 62% of residents currently live within one-mile of a support service (urgent care, primary doctor’s office, child & adult care, etc.), and 50% live within one-mile of a community facility (public park, school, museum etc.). • With the proposed number of units, the number of residences within one-mile of a support service and community facility would increase (62% to 63%, 50% to 51%). Z22-08 Staff Report PB 4.7.2022 Page 12 of 16 REPRESENTATIVE DEVELOPMENTS Representative Developments of R-20: Holland Drive Long Leaf Drive Z22-08 Staff Report PB 4.7.2022 Page 13 of 16 Representative Developments of R-5: Wrightsville Place Leeward Village Z22-08 Staff Report PB 4.7.2022 Page 14 of 16 Context and Compatibility • While the area was zoned for low density housing in the mid 1970’s, the 2016 Comprehensive Plan recommends higher density single family development patterns, and a mixture of uses can be provided via adjacent tracts or when separated by lower traffic local or collector roads. In addition, there have been residential developments approved recently within the general vicinity that are of higher densities than the original R-20 zoning allows. • The subject property is located on a minor arterial road and is in close proximity to the Wrightsboro commercial node. • The property abuts residentially zoned property to the north and south, the New Beginnings Christian Church to the west, and the N. Kerr Industrial Park is located across Blue Clay Road to the east. • The proposal is at a density slightly higher than that of the adjacent residential land uses. • The proposed height will be limited to 2 stories, which are typically lower in height than the permitted by-right 40’ maximum allowed within the R-5 district. The proposed architectural standards and pictures have similar appearances of nearby detached single- family houses. 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. Z22-08 Z22-08 Staff Report PB 4.7.2022 Page 15 of 16 Future Land Use Map Place Type Community Mixed Use Place Type Description Promotes development of small-scale, compact, mixed use development patterns. Types of uses encouraged include office, retail, mixed use, recreation, single-family, and multi-family residential. Analysis The subject property is located in the northern portion of the county along a minor arterial road and is in the general vicinity of the Wrightsboro neighborhood commercial node and other commercial services. Residential developments that have been approved nearby include Rachel’s Place, the Covenant I, and Blue Clay Townes, which all have higher densities than allowed within the R-20 district. The Comprehensive Plan classifies the property as Community Mixed Use, which promotes development of a mix of residential, office, and retail uses at moderate densities. This classification intends for moderate to high densities while also providing a transition between the existing lower density housing and higher intensity employment centers, such as the N. Kerr Industrial Park. The site is located between two existing single-family developments on the north and south, abuts an existing religious institution to the west, and across Blue Clay Road from industrially-zoned properties to the east. These areas are classified as General Residential and Employment Center within the Future Land Use Map. As such, the proposal could serve as an appropriate infill and transitional development between those two land use classifications. In addition, the project is in line with the preferred density range of the Community Mixed Use place type, promotes the mixture of uses recommended within the Community Mixed Use place type, and supports the Comprehensive Plan’s goal to provide for a range of housing types and opportunities for households of different sizes and income. Consistency Recommendation The proposed rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the project provides for the type of housing diversity that is recommended in the Community Mixed Use place type, the residential densities are in-line with those recommended within this place type, and the project will provide additional housing in close proximity to existing and future commercial development serving nearby residents. Z22-08 Staff Report PB 4.7.2022 Page 16 of 16 STAFF RECOMMENDATION The Wrightsboro area of the county is positioned for future growth given the approved development at the intersection of Castle Hayne Road and N. Kerr Avenue, approved projects within the nearby N. Kerr Industrial Park, and anticipated development within the future Blue Clay Road Business Park. Because this proposal is in line with the Comprehensive Plan recommendations for this area and is similar in form and density to other projects located between the N. Kerr Industrial Park and existing neighborhoods, staff recommends approval of this application and suggests the following motion with the applicant’s proposed conditions: I move to recommend APPROVAL of the proposed rezoning to a (CZD) R-5 district. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for the types and mixture of uses recommended in the Community Mixed Use place type and the residential densities are in-line with those recommended for the property. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because the proposal would benefit the community by providing diverse housing options. The proposal also provides a transition between adjacent neighborhoods to the employment center to the east and will provide additional housing in close proximity to existing and future commercial development in the Wrightsboro area. Alternative Motion for Denial I move to recommend DENIAL of the proposed rezoning to a (CZD) R-5 district. While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for the types and mixture of uses recommended in the Community Mixed Use place type and the residential densities are in-line with those recommended for the property, I find recommending 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 density will adversely impact the adjacent neighborhoods.