Z23-09 BOC Presentation - June 5Case #Z23-09
Rezoning Request:
11.77 acres from R-15 to CZD B-1 and CZD RMF-M
Applicant: Rob Tanner with Impeccable Development
Property Owner:Andrea Jones, Gwendolyn Horton,
Christin Deener, Dwayne Barr, and Kimberlee Barr
Planning and Land Use June 5, 2023
Robert Farrell
Senior Planner
Slide 1
Planning and Land Use June 5, 2023 Slide 2
Planning & Land Use June 5, 2023 Slide 3
Bayat Mixed Use
Convenience Store with Fuel
Pumps and 12 dwelling units
Old Cape Cod Subdivision
Conservation
Existing Site Conditions
Planning & Land Use June 5, 2023 Slide 4
Representative Development of R-15
Cypress Village Old Cape Cod
Planning & Land Use June 5, 2023 Slide 5
Representative Development of Multi-Family
Amberleigh Shores
Planning & Land Use June 5, 2023 Slide 6
Stephens Pointe
Representative Development of Convenience Store
BP at Shipyard and Longstreet Dr Exxon at
Shipyard and
Longstreet Dr
Planning & Land Use June 5, 2023 Slide 7
Planning and Land Use June 5, 2023 Slide 8
Convenience
Store with
Fuel Pumps
Proposed Access Road
128 Multi-
Family Units
Amenity Area
Stormwater Facility
Perimeter
Parking
Amenity
Area
Planning and Land Use June 5, 2023 Slide 9
Proposed Access Road
Proposed Right-In / Right-Out
Preserved
Significant Trees
Preserved
Significant
Trees
Convenience
Store
Planning and Land Use June 5, 2023 Slide 10
Proposed Access Road
Amenity Area
Stormwater Facility
Perimeter
Parking
Two Story
Multi-Family
Structure
Five 3-Story
Multi-Family
Structures
Amenity and
Tree Save
Area
Planning and Land Use June 5, 2023 Slide 11
Primary Access:
Carolina Beach
Road
Estimated Trip Generation
Planning and Land Use June 5, 2023 Slide 12
Intensity Approximate Peak Hour Trips
Typical Development Under
Existing Zoning:
29 Single-Family Dwelling
Units 11 AM / 14 PM
Development under Proposed
B-1 and RMF-M Zoning:
128 Multi-Family Dwelling
Units
6,000 sq ft Convenience Store
with Fuel Pumps
63 AM / 76 PM
268 AM / 172 PM
Potential Net Change under
Proposed Zoning:-+331 AM / + 248 PM
Planning and Land Use June 5, 2023 Slide 13
Primary Access:
Carolina Beach
Road
Planning and Land Use June 5, 2023 Slide 14
McQuillan Pines
Planning and Land Use June 5, 2023
Estimated Student Generation
Slide 15
Development Type Intensity Estimated Student Generation*
Existing Development 6 single family
dwellings
Total: 1
(1 elementary, 0 middle, 0 high)
Typical Development under
Current Zoning 29 residential units Total: 6
(3 elementary, 1 middle, 2 high)
Potential Development
under Proposed Zoning
Districts
128 residential units Total: 27
(12 elementary, 6 middle, 9 high)
Compatibility
Planning and Land Use June 5, 2023 Slide 16
•Due to the size of the parcel and access onto Carolina Beach Road,the property is
less likely to be developed with lower density detached single-family housing.
•The proposed conditional RMF-M zoning district would allow for an increase in
housing diversity.
•The applicant has provided an additional conditions to reduce potential impacts on
adjacent parcels and increase pedestrian infrastructure along the road corridor.
•The proposed housing type increases housing type diversity in the area and acts as a
further transition between the Carolina Beach Road corridor to the east,conservation
areas to the west,and different housing types to the north and south.
•The proposed project is the third convenience store with fuel stations at an
intersection that is transitioning into a node.While the commercial projects involve
the same land use,the density of commercial uses in an area is outside the scope of
staff review.
Planning and Land Use June 5, 2023 Slide 17
2016 Comprehensive Plan Place Type:
Community Mixed Use
Planning Board Action
The Planning Board considered this item at their May 4 meeting and voted (6 -0)
to recommend APPROVAL of the proposed rezoning.
The Planning Board found the application to be CONSISTENT with the 2016
Comprehensive Plan because the proposed density and housing type is within
the recommendations of the Community Mixed Use place type and the
commercial development acts as an appropriate transition between the highway corridor and residential development.
The Planning Board also found APPROVAL of the rezoning request is reasonable and in the public interest because the project provides interconnectivity and housing diversity at an appropriate density to act as a transition between existing commercial and residential development. An additional voluntary condition by the applicant also ensures workforce housing affordability for 10 percent of the units for a period of 15 years.
Planning & Land Use April 3, 2023 Slide 18
Proposed Conditions
1.An opaque fence shall be provided along the property line adjoining any existing residential development. The fence location may be adjusted by Planning staff to accommodate any utilities, easements, or saved / protected trees.
2.The two (2) specimen trees shown on the concept plan along Carolina Beach Road shall be retained and preserved on site.
3.Existing trees onsite will be preserved that do not impact required land grading or other improvements and future amenities as identified in the required Tree Removal Permit.
4.The southernmost multi-family structure as shown on the concept plan shall be limited to two-stories in height.
5.Exterior lighting will be designed and installed to maintain adequate lighting levels on the proposed site while assuring that excessive light spillage and glare are not directed at adjacent property, neighboring areas, or motorists.
Planning and Land Use Slide 19June 5, 2023
Proposed Conditions
6.A sidewalk or multi-use path shall be installed along Carolina Beach Road extending from the northern property line to the southern property line with stubs for connection to existing or future pedestrian facilities on adjacent parcels. Pedestrian crossing labeling meeting NCDOT minimum requirements for pedestrian safety shall be installed at both driveway entrances. The pedestrian facility along Carolina Beach Road shall be within a dedicated public access easement.
7.A stormwater maintenance agreement shall be made between the convenience store with fuel pumps and the multi-family development if they are on separate parcels or under separate ownership.
Planning and Land Use Slide 20June 5, 2023
Proposed Conditions
8.The project will include a minimum of 10% of the units as workforce housing units that will be made available for a period of no less than 15 years with rental limits based upon HUD income limits of 80% AMI.
An agreement between the developer and county will be required before the issuance of a Certificate of Occupancy for the multi-family portion of the project.
The agreement shall specify:
•The number of affordable units provided;
•The income limits;
•Rent limits subject to annual change;
•The period of time workforce housing units must remain affordable;
•Any other criteria necessary for compliance and monitoring;
Planning and Land Use Slide 21May 1, 2023
Proposed Conditions
•An established timeframe for annual reporting from the developer or owner of the development to New Hanover County. Annual reports shall provide the following minimum information:
Unit number Bedroom number Household size
Tenant Income Rent rate
•The developer or owner of the development shall report any mid-year lease changes to workforce housing units to New Hanover County to ensure lease changes remain compliant with the agreement.
If the total number of workforce housing units falls below the minimum of 10% of the units before the expiration of the minimum 15-year period of affordability the development will be subject to enforcement measures found in Article 12 Violations and Enforcement of the Unified Development Ordinance.
4.Planning and Land Use Slide 22May 1, 2023
Planning and Land Use June 5, 2023 Slide 23
Planning and Land Use June 5, 2023 Slide 24
Planning and Land Use June 5, 2023 Slide 25
6800 Carolina Beach Road Mixed Use
Planning & Land Use June 5, 2023 26