Lincoln County Planning & Inspections Department Memo To: Board of Commissioners; Planning Board; George Wood, County Manager From: Randolph S. Williams, AICP, Principal Planner CC: Kelly Atkins, Director P&ID Date: 22 August 2012 Re: NC16 / Woodcock Farm Small Area Plan Adoption BACKGROUND In 2007, the Lincoln County Future Land Use Plan was adopted and cited the need for additional studies to be completed along the NC 16 corridors. The NC 16 Corridor Vision Plan was one such study. The Corridor Plan was adopted in 2009 and recommended the need for detailed small area plans to be completed at key locations along the corridor. As those plans are in process at this time, the Board of Commissioners directed staff to add the NC 16/Woodcock Farm Small Area Plan to the Planning Department s work program, the results of which are now before the Board for discussion and adoption. OVERVIEW The purpose of this plan is to identify and guide development through a well thought-out development plan and growth scenario for the vacant lands. The plan relates land uses, access and development concepts seen to fit the land based on existing conditions, driveway cuts, traffic flow, streams and topography. The new NC 16 was constructed through the study area as part of a new bypass and includes a proposed future interchange/intersection on the site. The location of the study area is at the southeastern end of Lincoln County with direct access to Charlotte, making it a location for new businesses wanting to be close to the city and an international airport, but outside of the urban traffic congestion and higher land costs. The location, access and present conditions make the land desirable for a Class A office/business campus and industrial park. This small area plan location was selected due to the availability of a large vacant tract, proximity in the region to workforce and access, and the lack of similar development in the county. 1
The study area for the plan is bounded by the county line to the south, CSX railroad to the east, the developed parcels along NC 16 Business on the west and existing residential development (south of Sifford Road) to the north. A development plan was created in 2008 by a private firm; however, due to economic conditions and a change in housing needs, that plan was abandoned. That plan included 117 acres of commercial/office land use, 51 acres of retail land use, 71 acres of medium density housing, and open space of approximately 65 acres. With this amount of land, the planning area includes approximately 304 acres that are primarily vacant that were previously planned. Additionally, there are eight vacant parcels to the north which are included in the principal focus of this area plan, bringing the total amount of land in the study area to 518 acres (which excludes NC 16 right-of-way). PLAN RECOMMENDATIONS Class A Office Park - The primary development emphasis of this area is to establish a desirable location for corporate and service offices and represent the overall quality of the Class A Office Park development combined with employment opportunities for Lincoln County residents. Encompassing approximately 130 acres, this section is designed to allow integrated multiparcel campus style and individual site development. The office park is located between NC 16 and NC 16 Business for ease of accessibility to existing development and to those traveling from outside the county. Commercial Services - The area along the west side of the proposed interchange/intersection with NC 16 will be primarily developed as a 7-acre commercial node offering service and retail commercial to support the office and employment center areas. Developing as a service area, this site will be a destination point for restaurants, convenience and similar support services, including such uses as a copy center, for example. Additionally, being a highly visible location at the proposed interchange/intersection, businesses can also attract regional traffic as well. Employment Center - On the east side of NC16, a new industrial park consisting of 117 acres is recommended as employment center/industrial land. This area abuts new NC 16, providing excellent visibility and direct access to NC 16 for larger vehicles and employees. The location was selected to eliminate the need for trucks and deliveries to travel on NC 16 Business or other local streets. Open Space Approximately 38% (or 223 acres) of the land in the study area is recommended to remain as open space and includes a 15-acre park. The majority of the 206 acres of recommended open space are along stream corridors, floodplains and steep slopes not suitable for development. The proposed park comes through the recommendation of the 2006 Comprehensive Parks and Recreation Plan for such a resource in the southeastern part of Lincoln County. Page 2
PUBLIC INPUT During the planning process, staff reached out to gain comments from Crescent Resources (the primary property owner) and the Lincoln Economic Development Association (LEDA). Both were favorable. For public input, the small area plan was presented in two public open house/drop-in forums and 180 letters were sent to adjoining property owners. Comments were received and are included as part of this packet. Meetings and presentations were also given to the Mountain Island Lake Marine Commission and Gaston County Planning Staff. Both entities gave positive feedback to the draft plan. The NC 16/Woodcock Farm Small Area Plan is published on the Planning section of the Lincoln County website and can be accessed by the link below: http://www.lincolncounty.org/index.aspx?nid=1401 Page 3
NC16 / Woodcock Farms Small Area Plan Comment Card Responses from the 17 July 2012 Public Open House With growth in the area would rather see focus on developing residential, possibly golf course community. No name Like the idea of planning the county future. Robert & Jean Carter Why invite, welcome, plan or discuss putting anything at all in this area when there are unsold residential lots galore and all strip malls are at least ½ empty? Discourage all development until current developments are full and all strip malls & vacant industrial & commercial buildings are at capacity. Johnny Lee Howie In the purple industrial park area, I would like it to be put in the plan that they cannot dump in the creeks/streams and that it be SMALL industry only. No smoke stacks. Kasey Tanner (Howie) Comment Card Responses from the 14 Aug 2012 Public Open House Will they bringing in Public Water to area? Where will road to house run off of Sifford Road? Ron Matile Should business park be built, will tax base increase & will water be available east of new 16? Dave & Sherri Western Leave the barricade on Lowesville Lane. William & Shari McCall Leave the barricade on Lowesville Lane and only need one entrance to residential area proposed (closest to Sifford). Eugene Cloutier Do open barricade. G Wladrop Do not remove barricade on Lowesville Lane Davis McNulty Do not remove the barrier in the middle of Lowesville Lane. Keep the areas zoned residential as residential. William Byrum Please email me the map & keep us up to date on plans and meeting times. Janet Goughenour We live in Gaston against your planning. Please keep us informed since this concerns our property. Wm McGuire
Do not remove barricade on Lowesville Ln!! We want dead end for safety. Do not put access off Lark Lane. Marcia Smith Email me when the meeting will be held where this comes up. No access by way of Lowesville Lane. There is already enough traffic on Lowesville Ln. The homeowners on LL Paid to have the berm installed so we would not have cut through traffic. Barbara Stevens Please send email about how my property is zoned ie; residential commercial 1511 s. Hwy 16 Stanley NC 28164. Mary Asher Why would you rezone from residential to commercial. Arlee Pk still isn t full. In this economy this is a piss poor idea. Residential only. We don t need more small business. John Miller Please do not remove the barricade from the middle of Lowesville Lane. It is a private rd. w/ public access. Also, please do not have an access off of Lark Lane. Thank you. Shari R. McCall We live off Sifford on Lowesville Lane we would hope the quality of life re: street, homes, acreage, cost of homes, will be compatible with the rest of the community. Also would like make sure there is a buffer between our property and any new homes being built. Lynn & James Garrett Comments not written on cards, but notes taken by staff: Eliminate the connection made on Lowesville Ln. and the connection made into the residential land use. By proposing this industrial park we are only competing with ourselves. David Lee Eliminate the connection made on Lowesville Ln. and the connection made into the residential land use. Tommy & Jamie Ingram Remove the park or install a barrier between park and railroad to prevent trespassers into the neighboring subdivision. Matt Gougenhour This area of the county needs a park. Barbara Stevens