STAFF SUMMARY FOR Z18-06 ZONING MAP AMENDMENT APPLICATION APPLICATION SUMMARY Case Number: Z18-06 Request: Zoning Map amendment to rezone 5.3 acres from R-20 to R-10 Applicant: Property Owner(s): Gary Keyes of Gary W. Keyes Land Surveying, P.C. Germain Nadaud Location: Acreage: Near the 1500 block of Rockhill Road, along the western side of Ervins Place Drive 5.3 acres PID(s): Comp Plan Place Type: R02500-003-008-001; R02500-003-016-000; R02500-003-007-000; and General Residential R02500-003-066-000. Existing Land Use: Proposed Land Use: Undeveloped The property would be allowed to be developed in accordance with the R-10 district Current Zoning: Proposed Zoning: R-20 R-10 SURROUNDING AREA LAND USE ZONING North Single-Family Residential, Undeveloped R-20 East Single-Family Residential R-20 South Single-Family Residential R-20 West Single-Family Residential, Undeveloped R-20, R-10 Z18-06 Staff Summary BOC 7.9.2018 Page 1 of 6
ZONING HISTORY July 1, 1974 Initially zoned R-20 (Area 10A) COMMUNITY SERVICES Water/Sewer Fire Protection Schools Recreation CFPUA water and sewer services are available in the area. New Hanover County Fire Services, New Hanover County Northern Fire District, New Hanover County Station Wrightsboro Wrightsboro Elementary, Eaton Elementary, Holly Shelter Middle, and Laney High schools Optimist Park, Northern Regional Park CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation No known conservation resources Historic No known historic resources Archaeological No known archaeological resources ZONING ORDINANCE CONSIDERATIONS The purpose of the R-10, Residential zoning district is to provide for residential development with access to either public water or sewer services. Because this is a general map amendment and not a conditional rezoning, uses that would be allowed on the property are those allowed by right or by Special Use Permit in the R- 10 district based on the Table of Permitted Uses in the Zoning Ordinance. Z18-06 Staff Summary BOC 7.9.2018 Page 2 of 6
As both the R-20 and R-10 districts are residential districts, the uses permitted within them are mostly similar with only slight variations. The primary difference between the districts is that the R-10 district allows for smaller lots and higher density as highlighted on the table below: Min Lot Size (Conventional) Max Density (Performance) R-20 R-10 20,000 sf 10,000 sf 1.9 du/ac 3.3 du/ac Under the performance residential standards, the subject property would be permitted a maximum of 10 dwelling units in the current R-20 district, and 17 dwelling units in the proposed R-10 district. TRANSPORTATION Access is provided to the subject property by Ervins Place Drive which connects to Rockhill Road (SR 1331). In May 2018, the Board of Commissioners adopted a resolution requesting that NCDOT review Ervins Place Drive and add it into the State s Secondary Road System if it meets NCDOT s standards for acceptance. NCDOT has inspected the road and provided a list of improvements that need to be completed to the road prior to it being added to the State s Secondary Road System. Traffic impacts will be analyzed at the time a development is proposed. Any use that exceeds 100 AM or PM peak hour trips will be required to have an approved Traffic Impact Analysis (TIA) prior to development. Even if a TIA is not required, improvements may be required when any proposed use is reviewed by NCDOT during the driveway permitting process. Based on the size of the property and the permitted density, it is not anticipated that a by-right residential development would generate enough traffic to warrant a TIA. A detached single-family dwelling typically generates about one trip during the peak hours. The proposed rezoning would allow seven additional dwelling units on the property, which would generate approximately seven additional trips during the peak hours. Traffic Counts Road Location Volume Capacity V/C LOS Castle Hayne Road 1,000 feet south of Rockhill Road 13,526 12,520 1.08 F Z18-06 Staff Summary BOC 7.9.2018 Page 3 of 6
Nearby Planned Transportation Improvements and Traffic Impact Analyses No TIAs are currently being drafted or have been completed for projects within a one-mile radius from the subject site within the last five years. 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. Z18-06 Staff Summary BOC 7.9.2018 Page 4 of 6
ENVIRONMENTAL The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas. 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 III (severe limitation) soils. 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 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. Analysis The intent of the General Residential place type is to preserve existing residential neighborhoods and provide opportunities for similar lower density residential development and supportive commercial, civic, and recreational development. The proposed R-10 zoning would allow residential development at a density consistent with the intent of this place type and consistent with an adjacent residential neighborhood. Z18-06 Staff Summary BOC 7.9.2018 Page 5 of 6
Consistency Recommendation The proposed performance residential subdivision is generally CONSISTENT with this place type because it provides infill residential development similar to the pattern of adjacent neighborhoods, is in line with the density recommendations for General Residential. PLANNING BOARD ACTION The Planning Board considered this application at their June 7, 2018 meeting. No one from the public spoke in favor of, or in opposition to, the application. The Planning Board recommended approval (6-0) finding that the application is: 1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because it provides for infill residential development similar to the existing pattern of the area and aligns with the density recommendation for the General Residential place type. 2. Reasonable and in the public interest because the proposal provides a reasonable extension of an existing R-10 zoning district in an area where public water and sewer is available. STAFF RECOMMENDATION Staff recommends approval of the application as stated in the Planning Board's action. Staff concurs with the Planning Board's statements that the application is consistent with the Comprehensive Plan and is reasonable and in the public interest. Z18-06 Staff Summary BOC 7.9.2018 Page 6 of 6