8/7/2018. City Council City Hall Wilmington, North Carolina Dear Mayor and Councilmembers:

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1 ITEM PH4 OFFICE OF THE CITY MANAGER (910) FAX (910) TDD (910) /7/2018 City Council City Hall Wilmington, North Carolina Dear Mayor and Councilmembers: Attached for your consideration is an ordinance amending the official zoning maps of the City of Wilmington, North Carolina to approve an initial zoning (Z-2-718) of property totaling 0.72 of an acre located at 6730 Wrightsville Avenue. The subject site is proposed to be zoned to UMX, Urban Mixed-use District. An accompanying case summary follows the ordinance. By vote of the North Carolina General Assembly, the subject site was annexed into the city with an effective date of June 30, Initial zoning of any property annexed into the City limits should occur within 60 days of the annexation action for the property not to go unzoned. On September 2, 2014, Council zoned the adjacent property located at 6800 Wrightsville Avenue (former Galleria site) UMX, Urban Mixed-use District. This property was also the subject of a legislative de-annexation /annexation from the corporate limits of the Town of Wrightsville Beach and to the corporate limits of the City of Wilmington. On November 1, 2016, Council rezoned property located at 7000 Wrightsville Avenue (Melrose Mobile Home Park) from R-15, Residential to UMX(CD), Urban Mixed-Use District (Conditional District) to allow for a mixed-use development. It is anticipated that the subject site will be included in the overall redevelopment of the former Galleria and mobile home park sites. City of Wilmington Focus Areas that pertain the request include Foster a Prosperous, Thriving Economy and Provide Sustainability & Adaptability. Staff recommends approval of this initially-assigned zoning. The Planning Commission held a public hearing regarding this zoning on July 11, The Planning Commission recommends approval of the initial zoning of property. If approved, the initial zoning would allow the site to be developed with a mix of residential and commercial uses complimentary to the surrounding area. If the request is not approved, the property would become un-zoned. Passage of the attached Ordinance is recommended. Respectfully submitted, Sterling B. Cheatham, City Manager PH4-1

2 Ordinance Introduced By: Sterling B. Cheatham, City Manager City Council City of Wilmington North Carolina Date: 8/7/2018 Ordinance Amending the Official Zoning Maps Of the City Adopted March 27, 1984 To Zone Property Located at 6730 Wrightsville Avenue To UMX, Urban Mixed-Use District (Z-2-718) LEGISLATIVE INTENT/PURPOSE: WHEREAS, NCGS Section 160A-385 authorizes local governments to change or modify zone boundaries within their jurisdiction; and WHEREAS, the amendment set out below is made in accordance with NCGS Section 160A-364 and Article 3, Section of the Land Development Code. THEREFORE, BE IT ORDAINED: SECTION 1: The Official Zoning Maps of the City of Wilmington are hereby amended by putting the tract located at 6730 Wrightsville Avenue in the UMX, Urban Mixed-use District classification, said tract being more particularly described as follows: All of that certain tract or parcel of land being situate in New Hanover County, North Carolina, and more particularly described as all of Lot 1 according to the map recorded in Map Book 40, at page 194 of the New Hanover County Registry. SECTION 2: The City Clerk and the Planning Director are hereby authorized and directed under the supervision of the City Manager to change the Zoning Maps on file in the office of the City Clerk and the Planning Division, so as to make them comply with this ordinance. SECTION 3: That any person violating the provisions of this ordinance shall be subject to the penalties set forth in Section of the Land Development Code. SECTION 4: All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed to the extent of such conflict. SECTION 5: If any section, subsection, paragraph, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed severable and such holding shall not affect the validity of the remaining portions hereof. PH4-2

3 SECTION 6: This ordinance shall be effective immediately upon its adoption. Adopted at a meeting on 2018 ATTEST: Penelope Spicer-Sidbury, City Clerk Bill Saffo, Mayor APPROVED AS TO FORM: City Attorney PH4-3

4 CASE SUMMARY Rezoning City Council August 7, 2018 Z Brian Chambers, , Staff recommendation Approval Planning Commission recommendation 7/11/18; Conditional Approval, 6-0 City Council Action 8/7/18; Scheduled for Public Hearing Request Address 6730 Wrightsville Avenue Acreage 0.72 acres Current Zoning C-5, Commercial District (Town of Wrightsville Beach) Request Initially zone to UMX, Urban Mixed-use District Property SSG, LLC Owner P. O. Box Charlotte, NC Applicant City of Wilmington P. O. Box 1810 Wilmington, NC (910) Current Land Use & Zoning Aerial Map Surrounding Area North South East West Zoning R-10 UMX UMX O&I-1 Current Land Use Right-of-way, singlefamily, vacant Vacant Vacant Restaurant Land Planning Data Applicable Create Wilmington Comprehensive Plan Plans/Policies Wrightsville Sound Small Area Plan City of Wilmington Adopted Focus Areas CAMA Land Use Watershed Resource Protection PH4-4

5 Z Wrightsville Avenue Case Overview PROPOSAL and ANALYSIS The subject site includes one parcel; the proposal is to initially zone to UMX, Urban Mixeduse District 1. Zoning and Site History The site includes an existing ABC store and was previously located within the Town of Wrightsville Beach corporate limits. By vote of the North Carolina General Assembly and signature of the Governor of North Carolina, the property was removed from the corporate limits of the Town of Wrightsville Beach and added to the corporate limits of the City of Wilmington effective June 30, Prior to this legislative de-annexation/annexation, the site was zoned C-5, Commercial District in the Town of Wrightsville Beach. Initial zoning of any property annexed into the city limits must occur within 60 days of the annexation action or the property goes un-zoned. On September 2, 2014, City Council zoned the adjacent property located at 6800 Wrightsville Avenue (former Galleria site) UMX, Urban Mixed-use District. This property was the subject of a legislative de-annexation /annexation from the corporate limits of the Town of Wrightsville Beach and to the corporate limits of the City of Wilmington effective June 30, On November 1, 2016, City Council rezoned property located at 7000 Wrightsville Avenue (former Melrose Mobile Home Park) from R-15, Residential to UMX(CD), Urban Mixed-Use District (Conditional District) for a mixed-use development with residential units and commercial space. It is anticipated that the subject site will be included in the overall redevelopment of the former Galleria and mobile home park sites. 2. Proposed zoning The site includes one parcel and the proposal is to initially zone the site to UMX, Urban Mixed-use District UMX zoning outside the 1945 corporate limits is intended to promote mixed-use developments on sites large enough to create a mix of uses within the existing suburban environment. Typically these developments will include creative development and redevelopment solutions such as integrated, vertical mixed use and structured parking. 3. Impacts on Public services, Facilities, and Infrastructure 3.1 Traffic This site is currently served by an existing driveway along Wrightsville Avenue and an existing driveway connection to the adjacent site (former Galleria site). Table below indicates that Wrightsville Avenue is currently operating above its designed capacity at a Level of Service (LOS) of F. Table Current Volumes, Capacities and Levels of Service Road Location Volume Capacity V/C LOS Between Airlie Forest Court Wrightsville and Allens Lane/Southerland 13,521 15, E Avenue Avenue 2 PH4-5

6 Z Wrightsville Avenue Table Estimated Trip Generation Zoning Previous C-5 (Town of Wrightsville Beach) Land Use Intensity AM Peak Hour Trips PM Peak Hour Trips Average Weekday 2- way Volume Trips (ADT) Retail 5,500 sq ft* N/A Source: Institute of Transportation Engineers Trip Generation, 10th Edition, TRIP GENERATION BY Trafficware TripGen * Approximate size of existing ABC store at this location 3.3 Public Utilities The site has access to public (CFPUA) water and sewer mains. An 8-inch water main and 8-inch sewer main exists along Wrightsville Avenue. The CFPUA has indicated that adequate capacity exist to accommodate the proposed development. Table Cape Fear Public Utilities (CFPUA) Type Ownership Size Location Water Main (Existing) CFPUA 8-inch Wrightsville Avenue Sewer Main (Existing) CFPUA 8-inch Wrightsville Avenue 3.4 Landscaping Future development of the site would require compliance with all applicable landscaping provisions of the Land Development Code. 3.5 Stormwater Future redevelopment of the site would be reviewed for compliance with the city s stormwater management regulations. 3.7 Other Reviews Any future redevelopment of the site would require review by the Technical Review Committee (TRC) for compliance with the Land Development Code and the city s Technical Standards and Specifications Manual, as well as applicable regional, state and federal regulations. CONSISTENCY WITH ADOPTED PLANS Create Wilmington Comprehensive Plan The comprehensive plan identifies the site as within an Urban Mixed-use Center and Highdensity Transition Area of Opportunity. The site is also located along an identified Highcapacity Transit Route. The comprehensive plan calls for mixed-use development that provides a range of goods and services to nearby areas and incorporates building and site designs that are both compatible with the area and help create a walkable environment. The proposed UMX zoning would allow for a mixture of compatible uses to serve the surrounding area and provide for site and building designs that would help create a walkable pedestrianscaled development. The following analysis examines the proposal relative to the policies of the City s Comprehensive Plan in greater detail. Policies that most pertain to the proposed amendment are provided below. Not all policies carry equal weight, and may depend on the specifics of the proposal. The policy analysis uses the following symbology: 3 PH4-6

7 Z Wrightsville Avenue Strong Support Modest Support Modest Non-support Strong Non-support Map Mixed Use Centers Urban Mixed-use Centers Create and reinforce highly active, pedestrian focused streetscapes. Include a rich mix of uses; limit single-use developments with large building footprints. Place buildings directly onto public streets and provide active ground-floor uses. Map Areas of Opportunity High-density Transitions Encourage active ground-floor uses such as stores and restaurants uses; alleviate challenges to vertical mixed use development. Place parking to the rear of buildings and ensure primary building access from the public sidewalk network. Map Corridors & Complete Streets Community Connectors Line these corridors with a mix of building and site types at varying densities and setbacks. Design buildings and site with a variety of frontage types, including more urban conditions that foster safe pedestrian activity. Map Transit that Works High-capacity Transit Route Improve transit service along these priority transit corridors, along with higher-density development in order to establish and contribute to the required demand to operate the service. Policies 1 Development and City Building Citywide Growth Development should create places, streets, and spaces that are visually attractive, safe, accessible, functional, inclusive, have their own distinct identities, and maintain or improve desired character Development should occur in a compact pattern that reinforces the efficient provision of public services and utilities, improves the performance of the transportation network, preserves open space, and reduces negative impacts of low-intensity and noncontiguous development patterns. Land Use and Transportation Mixed-use development that provides a range of services within walking distance of integrated residential development should be promoted as a way to help reduce motor vehicle trips. Developments that reduce reliance on single-occupancy motor vehicles should be supported Sites within proximity to planned or proposed major transit lines should be developed with a relatively high residential density and a mix of uses to take full advantage of and support the city s and the region s investment in transit services Pedestrian-friendly and transit-supportive development patterns should be promoted along multimodal corridors and areas identified for intensive transit investments. 4 PH4-7

8 Z Wrightsville Avenue Mixed-use Development Mixed-use centers should be made up of a diverse mix of uses and integrated design that avoids segregation of uses. Centers should have well-planned public spaces that bring people together and provide opportunities for active living and social interactions Integration and mix of uses should be provided within all Areas of Opportunity and Mixed-use Centers identified in the Growth Strategies Maps. These developments may vary in scale and intensity, but should all contribute to the city s livability, manage future growth, and provide bike, pedestrian, and transit accessible destinations The development of mixed-use activity centers with multimodal transportation connections should be promoted. Convenient and accessible residential and employment should be a part of mixed-use centers. Neighborhood Conservation and Revitalization The need to increase housing supply, neighborhood commerce, and to mature as a city should be balanced with the need to protect desired neighborhood character, preserve historic resources, and protect the natural environment. Infill and Redevelopment Areas well-suited for infill and redevelopment, should be redeveloped in a way that maintains or enhances the desired character of the surrounding area, improves access to goods, services, and amenities, increases housing options, and improves the overall quality of life in the vicinity. Policies 2 Transportation Land Use and Transportation Coordination Comprehensive transportation impacts, including parking and impacts on all modes of transportation should be identified and addressed before a development or redevelopment is implemented. Policies 5 Economic Development Economic Development and Land Use Land use patterns and zoning regulations should support retail, office, and mixed-use infill and should not push retail to edge locations or promote the abandonment of existing retail centers. Emerging and re-emerging retail districts should be identified and encouraged to capitalize on those specific characteristics and niches that make them distinctive and desirable to patronize. Policies 8 Community Facilities and Services Infrastructure Growth and redevelopment should be encouraged in areas already served by adequate utility infrastructure. Utilities extension policies that maximize environmental sensitivity, encourage greater infill and redevelopment in already urbanized areas, and protect rural and undeveloped areas should be utilized. Policies 9 Urban Design and Placemaking Pedestrian-oriented Placemaking Mixed-use buildings and multi-use development sites should be encouraged where appropriate. Infill development that creates a destination for existing land uses should include opportunities for cross-site pedestrian connections, shared parking arrangements and other strategies to enhance mixed-use environments. 5 PH4-8

9 Z Wrightsville Avenue Comfortable, safe, and convenient pedestrian places should be promoted through buildings that face the street, avoidance of deep front setbacks, and providing direct pedestrian connections and entries along the public space network. Mixed-use Centers and Places Redevelopment, infill, and mixed uses should be facilitated in areas designated as Mixed-use Centers and Neighborhood Nodes, with a centrally-located signature public space or destination as a focal point, such as an urban plaza or commercial street lined with active building frontages. Wrightsville Sound Small Area Plan The Wrightsville Sound Small Area Plan (WSSAP) supports master-planned redevelopment for this site with a mix of commercial and residential uses. The proposed UMX zoning would allow for a mixture of residential and/or commercial uses that would be accessible to the surrounding areas and would allow for an integrated master-planned redevelopment of the site. Policies that most pertain to the proposed amendment are provided below. This analysis employs the same symbology utilized above. 3.5 Character (Sense of Place) Goal To maintain the unique character and sense of place within the Wrightsville Sound community. Objective Ensure that new development is consistent and compatible with the surrounding area. Strategy Strategy Limit building heights to those currently prescribed by the zoning code. When zoning changes occur, utilize conditional zoning and special use processes to ensure building heights are compatible with the area. Support development and redevelopment in accordance with the Recommended Land Use Map. 3.6 Mix of Uses Goal To provide a convenient mix of land uses that offers options for residents while ensuring new development is compatible with the surrounding area. Objective: Maintain a mix of accessible and compatible uses. Strategy Strategy Encourage a vibrant mix of uses that puts residents in close proximity to their daily needs such as grocery stores, drug stores and financial institutions. Commentary: The applicant is providing retail and professional offices. Ensure commercial uses are accessible from surrounding residential areas by establishing a network of interconnected sidewalks, foot paths, and bike paths Development and Redevelopment Goal To foster quality development and redevelopment that improves the built and natural environments and stimulates economic development. Objective Promote the redevelopment of underutilized sites to improve economic vitality, increase the tax base and stabilize the tax rate. Strategy Identify sites that are appropriate for mixed-use development and encourage a mix of uses that provide options for residents, reduce vehicle trips and increase property values. 6 PH4-9

10 Z Wrightsville Avenue City of Wilmington Strategic Plan The proposal would allow for an integrated master-planned redevelopment of the site with the adjacent properties. Focus Areas that pertain to the proposed zoning amendment include the following: Foster a Prosperous, Thriving Economy The city will promote opportunity and prosperity by fostering sustainable, regionally coordinated economic growth and development strategies for creating jobs, building a strong workforce, facilitating commerce and business vitality. Provide Sustainability & Adaptability The city will protect and preserve our natural resources with quality design for the built environment. The city will make strategic decisions focused on the long-term financial, physical, and social health of the entire city to enhance our ability to respond to changing economic and demographic conditions. Our actions will be based on a shared commitment to inclusiveness, equity, and continuous improvement. CONCLUSIONS 1. The site includes an existing ABC store that was previously located within the Town of Wrightsville Beach corporate limits. 2. By vote of the North Carolina General Assembly and signature of the Governor of North Carolina, the subject property was removed from the corporate limits of the Town of Wrightsville Beach and added to the corporate limit of the City of Wilmington effective June 30, Prior to this legislative de-annexation/annexation the site was zoned C-5, Commercial District in the Town of Wrightsville Beach. 4. Initial zoning of any property annexed into the city limits must occur within 60 days of the annexation action or the property goes un-zoned. 5. It is anticipated that this project will be include in the overall redevelopment of the former Galleria site. 6. The subject site includes one parcel and the proposal is to initially zone the site to UMX, Urban Mixed-use District 7. UMX zoning outside the 1945 corporate limits is intended to promote mixed-use developments on sites large enough to create a mix of uses within the existing suburban environment. Typically these developments will include creative development and redevelopment solutions such as integrated, vertical mixed use and structured parking. 8. This site is currently served by an existing driveway along Wrightsville Avenue and an existing driveway connection to the adjacent site (former Galleria site). 9. Table below indicates that Wrightsville Avenue is currently operating above its designed capacity at a Level of Service (LOS) of F. 10. The proposed zoning is consistent with the recommendations of the Create Wilmington Comprehensive Plan, the Wrightsville Sound Small Area Plan, and the focus areas of the city s strategic plan. 7 PH4-10

11 Z Wrightsville Avenue RECOMMENDATION The comprehensive plan calls for mixed-use development that provides a range of goods and services for nearby areas. It also calls for building and site designs that are both compatible with the area and help create a walkable environment. The proposed UMX zoning would allow for a mixture of compatible uses to serve the surrounding area and provide for site and building designs that would help create a walkable pedestrian-scaled development. It is anticipated that this site will be included in the overall redevelopment of the former Galleria site. The proposed UMX zoning would allow for an integrated masterplanned redevelopment of the entire site. Staff believes the proposed zoning amendment is consistent with the recommendations of the Create Wilmington Comprehensive Plan, the Wrightsville Sound Small Area Plan, and the focus areas of the city s strategic plan; and staff believes the request is reasonable and in the public interest and recommends approval of the request. NEIGHBORHOOD CONTACT Planning Commission City Council Signs Posted 6/26/18 7/26/18 Property Owner Letters 6/26/18 7/26/18 Advertisement Date(s) 7/6/18 7/27/18 & 8/3/18 Other Contact(s) ACTIONS TO DATE Planning Commission 7/11/18; Recommended Approval, 6-0 City Council 8/7/18; Scheduled for Public Hearing Information from the 8/7/18 Planning Commission meeting: No one spoke in favor of or in opposition to the requested rezoning. The Planning Commission voted unanimously to recommend approval of the request. ATTACHMENTS 1. Adjacent Property Owners List 2. Aerial Map (Dated 6/14/18) 3. Land Use and Zoning Map (Dated 6/15/18) 4. Create Wilmington Growth Strategies Map (Adopted 3/1/16) 5. Wrightsville Sound Small Area Plan Recommended Land Use Map (Adopted 7/12/11) 6. Planning Commission Recommendation (Dated 7/11/18) 7. 7/11/18 Planning Commission Meeting Minutes (draft) 8 PH4-11

12 Z Adjacents SSG 2 LLC PO BOX CHARLOTTE, NC STATE STREET GALLERIA LLC PO BOX CHARLOTTE, NC JONES SAMUEL G JAN B ETAL 6725 CABLE CAR LN WILMINGTON, NC ROSEMAN PATRICIA M REV TRUST 24 BACKFIN PT WILMINGTON, NC AKEL CORENA O 6735 CABLE CAR LN WILMINGTON, NC CAMPBELL JEANNE S 6729 CABLE CAR LN WILMINGTON, NC MACDADE S FAITH 6731 CABLE CAR LN WILMINGTON, NC HEPNER HOLDINGS LLC 8308 FAZIO DR WILMINGTON, NC INGOLD PAUL J 6733 CABLE CAR LN WILMINGTON, NC AGE GENEVA 6724 WRIGHTSVILLE AVE WILMINGTON, NC SSG 1 LLC PO BOX CHARLOTTE, NC SSG-1 LLC PO BOX CHARLOTTE, NC STATE STREET GALLERIA LLC PO BOX CHARLOTTE, NC PH4-12

13 A llen Ln s Z A tta ch m e n t2 A e ria lim a g e ry T ro lle yln C a b lec a rln d R es n Jo G a te w a yd r W rig h tsv illea v e S ite P a rce ls W rig h tsv illea v e t stc re o irlief A Leb o ann C y h a ape lw P erg o lat er C o o k C ree k A ly M o n tag el n A d ven tln S ea C an yo nl n F e e t 6 /1 4 / PH4-13

14 lie Tidewater Ln Trolley Ln Gateway Dr R-10 Lions Gate Cable Car Ln MF-L Jones Rd R-15 Allens Ln HunterDr MF-L O&I-1 O&I-1 (CD) WB Tearthumb Ct O&I-1 (CD) R-15 RB Southerland Ave Eastwood R Z Attachment 3 Land Use & Zoning 6730 Wrightsville Ave Site City Zoning City Limits Land Use Single Family Multi Family F or est Ct ir A Pergola Ter Advent Ln R-10 (SD) Montage Ln R-15 O&I-1 Pergola Ter UMX (CD) Cook Creek Juniper Aly Aly Gunters Ln SITE Ln Sea Canyon Lebanon Chapel Way UMX Former Galleria Site Wrightsville Ave UMX (CD) R-20 WB Edgewater Ln Barkley Ave R-5 WB Norwood Ave Mobile Home/Park Utilities Office & Institutional Commercial Park Vacant R-15 R-20 Airlie Rd Brook Dr Airlie Feet 7/11/2018 PH4-14

15 EastwoodRd Z Attachment 4 GrowthStrategies 6730WrightsvilleAve OleanderDr MilitaryCutoffRd WrightsvilleAve AirlieRd AirlieRd Site Parks Transit Hubs WaveTransit Stops UrbanMixed-use Center Mixed-usePlace Regional Retail Center Corridors &Complete Streets Major Corridor/ RegionalParkway Community Connector MainStreet Special Character Street Community Parkway/ LoopRoad GreenConnections Existing Planned High-capacity Transit Routes Areas of Opportunity High-density Transitions Intracoastal Tidewater GreenfieldSites as Multi-usePlaces Neighborhood-scale InfillDevelopment OutsideCity Limits ,000 Feet 6/14/2018 PH4-15

16 Edgehill Rd EdgewaterLnkDr ClubhouseD r Lions DenDr EastwoodRd Z Attachment 5 WrightsvilleSoundSAP Westb Rogers Ave W GuyCt rookave AirlieRd MilitaryCutoffRd MaccumberLn AirlieFo r estc t TidewaterLn TroleyLn AdventLn GatewayDr Cook MontageLn Sea Canyon Ln PergolaT e Gunters Ln CreekAly r ay elw Lebanon CableCar Ln Chap LionsGateDr Jones Rd WrightsvilleAve HunterD r AllensLn Tearthum bct SoutherlandAve 6730WrightsvilleAve Site Retainsinglefamily zoningor use Retainresidential uses, supportmasterplanned redevelopment Retainfarmuse, support preservation Retainmulti-family uses Retainofficezoningor use Retaininstitutional use, preservehistoricresource Retaincommercial uses Retaincommercial uses, supportmasterplanned redevelopment Retaincommercial uses, supportamixofuses Support higher density and/or commercialuses,support masterplanned redevelopment Maintainpark use Utilities AirlieRd AirlieB r o o Feet 6/14/2018 PH4-16