STAFF SUMMARY FOR Z18-09 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z18-09 Request: Conditional R-10 Zoning District in order to develop a performance residential development Applicant: Property Owner(s): Cindee Wolf of Design Solutions Fred A. & Doris H. Whitman Location: Acreage: 500 Block of Bountiful Lane 16.76 acres PID(s): Comp Plan Place Type: R03300-001-037-000 General Residential Existing Land Use: Proposed Land Use: Single-family dwellings Performance residential subdivision Current Zoning: Proposed Zoning: R-20 (CZD) R-10 SURROUNDING AREA LAND USE ZONING North Single-Family Residential R-20, R-15 East Single-Family Residential R-20, R-15 South Single-Family Residential R-20 West Single-Family Residential, Undeveloped R-20 Z18-09 Staff Summary PB 7.12.2018 Page 1 of 7
ZONING HISTORY July 1, 1974 Initially zoned R-20 (Area 10A) COMMUNITY SERVICES Water/Sewer Fire Protection Schools Recreation Water and sewer service is available through CFPUA. New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Station Wrightsboro Wightsboro Elementary, Eaton Elementary, Holly Shelter Middle, and New Hanover High schools Optimist Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation Historic Archaeological The Conservation Overlay District indicates that swamp forest may exist on the western portion of the property, outside of the areas of disturbance for the proposed development No known historic resources No known archaeological resources PROPOSED SITE PLAN This application proposes to construct a performance residential development consisting of 55 townhome units. A performance residential development provides more flexibility in the design of subdivisions by not requiring a minimum lot size and by allowing for multiple housing types. However, these types of developments are subject to a maximum density requirement. Performance developments within the proposed R-10 district are permitted a maximum density of 3.3 dwelling units per acre, which equates to a maximum of 55 dwelling units on the subject property. Z18-09 Staff Summary PB 7.12.2018 Page 2 of 7
As currently zoned, R-20, the property would be allowed up to 32 dwelling units under the performance residential standards (1.9 du/ac). By not requiring a minimum lot size, performance developments allow flexibility for additional land to be utilized for open space and stormwater purposes. Although the proposal is a notable increase in the number of allowable dwelling units, it will cluster the townhomes on the eastern portion of the property which allows the project to provide 10.6 acres of recreation space (63% of the subject property). Only 1.65 acres of recreation space (10% of the property) is required. The applicant intends to preserve the trees within most of the provided recreation space which will provide buffering to the adjacent residences. In addition, a 20-foot buffer is required along all property lines abutting detached single-family homes. TRANSPORTATION Access is provided to the subject property by Bountiful Lane (SR 2600) which connects to Castle Hayne Road (NC 133) by way of Oakley Road (SR 1329). The proposed subdivision must obtain a driveway permit from NCDOT. Trip Generation LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK Residential Townhome (230) 55 dwelling units 24 29 Z18-09 Staff Summary PB 7.12.2018 Page 3 of 7
Traffic Counts - 2018 Road Location Volume Capacity V/C Castle Hayne Road Oakley Road 1,000 feet south of Rockhill Road West of Castle Hayne Road 13,526 12,520 1.08 4,088 9,500* 0.45 West of Castle Hayne Rockhill Road 2,267 9,500* 0.24 Road *Approximation based on NCDOT s Develop Roadway Capacities Manual. Nearby Planned Transportation Improvements and Traffic Impact Analyses Z18-09 Staff Summary PB 7.12.2018 Page 4 of 7
Regional Transportation Plans: One project is included in State Transportation Improvement Program that will improve the portion of Castle Hayne Road adjacent to the subject property: STIP Project U-5863 o Widening of Castle Hayne Road to multi-lanes from I-140 to Division Drive. Right-ofway acquisition is expected to begin in 2021 and construction is expected to begin in 2023. Oakley Road and Castle Hayne Road o NCDOT will install a traffic signal at the intersection of Oakley Road and Castle Hayne Road. The project is expected to be completed within one year. Nearby Traffic Impact Analyses: Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards. Approved analyses will expire if the proposed development is not completed by the build out date established within the TIA. Listed below are projects within a one-mile radius from the subject site that are currently drafting a TIA or have completed a TIA within the last five years. Proposed Development Land Use/Intensity TIA Status 1. Riverside 165 single-family dwellings 72 apartment units Approved August 13, 2015 2019 Build Out Year The TIA required improvements be completed at the intersection of N. Kerr Avenue and Castle Hayne Road. The major improvements consisted of: Installation of an eastbound right turn lane Extension of the existing eastbound left turn lane Nearby Proposed Developments included within the TIA: River Bluffs Trasco Distribution Center Development Status: Subdivision Infrastructure Under Construction ENVIRONMENTAL The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas. The applicant has found no evidence of regulated wetlands within area of the property to be developed. The property is within the Ness Creek (C;Sw) watershed. Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class I (suitable/slight limitation), Class II (moderate limitation) and Class IV (unsuitable) soils. Z18-09 Staff Summary PB 7.12.2018 Page 5 of 7
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. Specific goals of the comprehensive plan are designated to be promoted in each place type, and other goals may be relevant for particular properties. Future Land Use Map Place Type Place Type Description Analysis General Residential Focuses on lower-density housing and associated civic and commercial services. Typically, housing is single-family or duplexes. Commercial uses should be limited to strategically located office and retail spaces, while recreation and school facilities are encouraged throughout. The intent of the General Residential place type is to preserve existing residential neighborhoods and provide opportunities for compatible lower density residential development and supportive commercial, civic, and recreational development. The proposed R-10 development would allow for the conservation of environmentally sensitive land, while providing residential development at a density consistent with the recommended range of this place type and compatible with adjacent residential neighborhoods. Consistency Recommendation The proposed conditional R-10 rezoning is generally CONSISTENT with this place type because it provides residential development that is compatible with the density of adjacent neighborhoods, is in line within the density recommendations for General Residential, and protects the site s environmental resources by clustering structures and infrastructure. Z18-09 Staff Summary PB 7.12.2018 Page 6 of 7
STAFF RECOMMENDATION Staff recommends approval of the application. Staff concludes that the application is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because it provides for infill residential development that is compatible to the existing pattern of the area, while protecting environmentally resources by clustering structures and infrastructure. 2. Reasonable and in the public interest because the project will provide increased amounts of open space which promotes the protection of the natural environment and wildlife habitats. Z18-09 Staff Summary PB 7.12.2018 Page 7 of 7