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HomeMy WebLinkAboutLand Use Plan Update Future Land Use-1992 Future Land Use Needs September :1992 _ New over County Planning Department �. �DezterHayes-Director Patrick, Lowe,`Assista�tDirector = Staff Planners Walter "Pete" Avery. Wanda Coston . Sam Burgess _ -Chris O'Keefe - CAMA-Intern = :- `D 'Dylaiitee - =Janet Lawson MichaelHerrmann - Administrative Secretary' Phoebe Saavedra Graphics Planning Technician ` Lisa-ElaineHorne New llanover:County Board of Comml;ssioners E:"L: "Matt". Mathews ,'C bairn an Robert G. Greer; Vice -Chairman Jonathan Barfield :Fred Retchin -.William H. Sutton Planning Board Members . ,. Earnest Puskas, C hairman Kenneth A:'Shanklin Vice Chairman # Robert McDonald Wesyey, O. Nixon William Grathwol . C Richard Boisky _-.. Charles R. Howell . 'Me prepatatian of da-5 dommwt was fumced, m pert, turnugh a Coastal Area MamgemeatAd groat provided by.the Narth C-lioa Coastal Mam n eat Program, &—& Roads p--i&d by the Coastal Zane Ma agement Act of IM as ameaded, which is admioiswa by the Office %a of Ocean and Coastal Rnou= Mamgemeat, National Oceanic and Atmospheric Admi.ahon IN Future Land Use of New Hanover County September 1992 Wilmington - New Hanover County Land Use Plan Update J 181 Preface The Coastal Area Management Act (CAMA), enacted in 1974 by the North Carolina General Assembly, requires that the 20 coastal counties of the state prepare land use plans. These plans provide a framework used to guide local leaders as they make decisions for the protection, preservation, orderly development and management of the North Carolina coastal area. The original CAMA Land Use Plan for New Hanover County was adopted in 1976. Updates to the plan are required by CAMA on five year intervals This report is part of the third plan update (1981, 1986 and 1991) performed in conjunction with the Wilmington -New Hanover Comprehensive Planning Program, initiated in 1974. In accordancewith CAMA requirements, the land useplan consists ofthefollowing elements: 1.) Summary of data collection and analysis; 2.) Existing land use map; 3.) Policy discussion; 4.) Land classification map. This information plays an important role in the formulation of local development regulations, such as zoning ordinances, and it provides input for growth policy decisions. These reports also provide useful data to the public and private sector in considering development proposals. TABLE OF CONTENTS I. INTRODUCTION................................................................... 1 II. INDUSTRIAL; COMMERCIAL; OFFICE AND INSTITUTIONAL; TRANSPOTATION ,UTILITIES AND COMMUNICATIONS LAND USENEEDS.......................................................................... 2 III. RESIDENTIAL LAND USE NEEDS ............................................ 4 IV. RECREATIONAL LAND USE NEEDS ........................................ 7 V. COMPARING LAND USE RATIOS ............................................ 9 VI. DISCUSSION........................................................................10 VII. APPENDIX...........................................................................15 VIII. REFERENCES LIST OF TABLES Table 1-1 Projected Population Estimates for New Hanover County ..................... 1 Table 2-1 Employment Projections by Land -Use Category ................................ 2 Table 2-2 Future Land -Use Needs for Office and Institutional; Commercial; Transportation, Communications and, Utilities; and Industrial Land Use Categories.................................................................. 3 Table 3-1 Average Lot Size in New Hanover County - 1990 ............................... 4 Table 3-2 Previous Trends of Average Household Size in New Hanover County ...... 4 Table 3-3 Average Household Size Projections - 2020...................................... 5 Table 3-4 Projected Acreage of Residential Land in New Hanover County ........... 5,6 Table 4-1 Parkland Standards for New Hanover County .................................... 8 Table 4-2 Inventory of Recreational Land in New Hanover County ...................... 8 Table 4-3 Projected Needs of Recreational Land in New Hanover County .............. 9 C n C C LIST OF FIGURES Figure 3-1 Breakdown of Residential Land in New Hanover County, 1990 ............. 6 Figure 3-2 Breakdown of Residential Land in New Hanover County, 2020 ............. 7 Figure 5-1 Comparison of Land Use Ratios...................................................10 Figure 6-1 Developed Land in New Hanover County, 1990................................11 Figure 6-2 Developed Land in New Hanover County, 2005................................11 Figure 6-3 Developed Land in New Hanover County, 2020................................12 Figure 6-4 Breakdown of Developed Land in New Hanover County, 1990 .............13 Figure 6-5 Breakdown of Developed Land in New Hanover County, 2005 .............14 Figure 6-6 Breakdown of Developed Land in New Hanover County, 2020 .............14 III Future Land Use Needs in New Hanover County I. INTRODUCTION This document, one ofthe technical reports required by the North Carolina Coastal Area Management Act, is the 1992 update to the 1986 Future Land -Use Needs in New Hanover Copp . The purpose of this report is to provide accurate estimates regarding the County's land -use patterns through the year 2020. Through identifying trends and growth patterns in the County's future growth, the County can maintain a proactive role in shaping future growth. This information enables the County to recognize and act upon both the beneficial and detrimental aspects of projected growth. Table 1-1 Projected Population Estimates for New Hanover County Year Population _ ... 1990 ... ...... ........_.... 120,284 1995 127,703 2000 135.580 2005 141,563 _............... 20I0 _. _ ........ . . 147,809:. 2015 153,025 Source: United States Bureau of the Census. The population density of New Hanover County is the third highest in North Carol ina. The pressure to develop land that is currently used for forestry, agriculture or not presently utilized will continue as the population of New Hanover County grows through the year 2020. Most of this development is expected to satisfy the need for single family residential housing, yet acreage increases in each of the following land -use categories are expected to occur. 1 In keeping with the format of Existing Land Use in New Hanover County (New Hanover County Planning Department,1991), the land -use categories which this document addresses are: 1.Office and Institutional 2. Commercial 3. Transportation, Utilities, and Communications 4. Industrial 5. Residential 6. Recreational Although the zoning districts in New Hanover County are more specific than these categories (see appendix), this classification system enables us to assess existing land use and project the future land -use needs with a holistic perspective, focusing on general trends and patterns. Each section of this document provides a detailed methodology of the data collection techniques, presents the results of the study, and discusses the findings for each land -use category. Four categories, Office and Institutional; Commercial; Industrial; and Transpor- tation, Utilities, and Communications are addressed in the same section because of the similar methodologies used for each of these. An overview of the future land -use needs and discussion of the directional movement of development within the County is in the final section. IL INDUSTRIAL; COAMERCIAL; OFFICE AND INS 11I'MONAL; TRANSPORTATION, LTMITIES, AND COMMUNICATIONS LAND -USE NHS Employment data (number of jobs in New Hanover County) for each industry came from the North Carolina Employment Securities Commission. Linear Regression, using past employment trends and population projections, was used to project employment through the year 2020. The industries were then grouped into the corresponding land -use categories to which they belong (see Table 2-1). Table 2-1 Employment Projections by Land -Use Category 1990 1995 2000 2005 2010 2015 2020 Office & Institutional 17;930 19U82 20,740 22,451 23,b73 24,853 26;U91 Commercial 25,658 26,549 28,651 30,848 32,164 33,404 34,748 Industrial 9,588 9,936 I0;284 I0,632 10,986: 11,328 i1,6.76; Transportation, Communications, and Utilities 3,439 _3,955 4,524 5,069 5,843 6,637 7,404 Source: North Carolina Employment Security Commission and New Hanover County Planning Department. Note: These figures reflect employment in the unincorporated County and the City of Wilmington but exclude the beach communities. Appendix located page 15. C X 2 O'- Land -use acreage data was obtained from Existine Land Use in New Hanover Countv. New Hanover County Planning Department, December 1991. 111 Table 2-2 located this page. 11 After the industries were grouped, ratios of employees per acre for each land -use category were computed using 1990 employment and land -use acreage data'. It is assumed that these ratios will remain constant through2020. Using these ratios and the formula, [total employees/utilized acres = employees per acre] land -use needs are projected for the following categories in table 2-2: Office and Institutional Commercial Industrial Transportation, Utilities, and Communications Table 2-2 Future Land -Use for Office and Institutional; Commercial; Transportation, Communications, and, Utilities; and Industrial Land Use Categories, in Acres. Acres of Land 1990 1995 2000 2005 2010 2015 2020 Office &Institutional Z,Z55 2,36b 2;572 2;784 2 935 <3,082 - 3,235 Commercial 29171 2,257 29435 2,622 2,734 29839 2,954 Industrial 3,2811 3,398; 3,517 3,G3fi 3755 3,874 3,993 Transportation, Communications, and Utilities 6,907 7,950 9,093 10,189 11,744 13,340 14,882 Source: North Carolina Employment Security Commission and the New Hanover County Planning Department. Note: these figures reflect land use in the unincorporated County and the City of Wilmington but exclude the beach communities. Table 2-2 reveals that growth is expected in each of these categories. The figures for Transportation, Utilities, and Communications may be exaggerated due to the large amounts of land that these industries and services occupy. Because of these existing large tracts of land, the ratio of employees per acre in this category is much lower than in the other categories, possibly resulting in exaggerated projections. Examples of land in the Transpor- tation, Utilities, and Communications category include the New Hanover County Interna- tional Airport, right-of-ways for power lines belonging to Carolina Power and Light, rail right-of-ways, street right-of-ways, and the State Ports Facility. Employment growth inthese sectors will not necessarily create a need for more land; it will most likely occur as newer technology creates more jobs in this sector. The Office and Institutional land -use category is where schools, government offices, finance, insurance, real estate, and professional services locate. These services are expected to grow steadily to meet the needs of New Hanover County's and the region's growing population. This land is zoned 0&I (O,fzce and Institutional). The commercial sector is expected to increase as well. To protect the integrity of major thoroughfares, commercial development in New Hanover County is encouraged to cluster 3 in nodes, hopefully replacing the past trend of commercial strip development. This sector is dominated by the retail trade and food service industries. In New Hanover County commercial land is zoned B-1 (Business), B-2 (Highway Business) and SC (Shopping Center). Industrial employment patterns have remained relatively stable in recent years. Industrial employment and land -use projections are based upon industry trends since 1985, not linear regression. For a closer look at industrial trends in New Hanover County, see The Economy of New Hanover County, New Hanover County Planning Department, 1991. M. RESIDENTIAL LAND USE NEEDS The projected acreages of residential land in New Hanover County were calculated using the following steps: 1. Total utilized residential acres'/Number of occupied residential units' = Average lot size. (See Table 3-1) 2. Population projectionsY Projected household size = Projected number of occupied residential units. 3. Average lot size x projected number of occupied residential units Projected residential land -use needs (in acres). Table 3-1 Average Lot Size in New Hanover County - 1990 Table 3-2 Previous Trends of Average Household Size in New Hanover County Average Year Household Size 1960 3.43 3:08 1980 2.69 3.2 2./ 2.4 L2 1970 1900 1991 L '-Data was obtained from Existine Land Use in New Hanover County. p 5, New Hanover County Planning Department, December 1991. 'Data was obtained from 1990 Census of Population and Housir� - Summary Tane File 'Data was obtained using the State Data Center's projected annual growth rates. L91 4 W Table 3-2 located P'l I W The average household size in New Hanover County has decreased since 1960, yet the rate of decrease has slowed (see table 3-2). Table 3-3 - Average Household Size Continues to Decrease Average Household Year Size .. ....... ............. ..... ---------...- ...... ... ---- ..... .......... ...... .......... ...... ...... .... 1995 2.40 .................. . .. ........ . . ................. .......... - ............. 2005 ..... ....... ....... 2.37 20 ..... .. .... ... .... . .......................... 36 ...... ........... .. .......... 2015 2.35 ......... .... Source. New Hanover County Planning Department Table 3-4 - Proiected Acreage of Residential Land Use in New Hanover County Single Family Year Acreage ..990, ......................... ..... ---- ............. 1995 17,943 ..... .............................. .2 .............. ............. .... ......... 2005 20,142 201Q............ .................. 21120 2015 21,958 Multi -Family Year Acreage '1990, � ........ ........... . . . ..... & 1995 1,267 ... . ............................ .................. .. 2005 1,422 .... .............. ........ . . .............. ... . ..... .............................. . . 2015 1,550 68 1.700 1.600 1.500 1.400 1.300 1.200 LL L 1990 1995 2000 200S 2010 201S 2020 5 Total Residential Year Acreage 1995 20,662 2005 23,193 2010>_<>>« 24'320 2015 25,284 28.000 i 26.000 i 24.000 I 22.000 20.000 18.000 I6.000 1990 199S 2000 2005 2010 201S 2020 Source. New Hanover County Planning Department In the coming years, population growth will present a need for more residential land. Figures 6-5 and 6-6 depict the future percentage breakdowns among the land -use categories. Figure 3-1 shows that approximately 84.6% of the utilized residential land in New Hanover County is single family residential. Single family homes will continue to occupy a large portion of the residential space in New Hanover County through 2020 (seefigure 3- 2). However, as population density in the County increases there may be an increase in multi- family housing and, due to higher land costs, a decline in the popularity of manufactured homes. Figure 3-1 Breakdown of Residential Land in New Hanover County 1990 Single Family 84.6% Manufactured Home 8.1% i-Family 7.3% Figure 6-5 located page 14. Figure 6-6 located page 14. Figure 3-1 located this page. Figure 3-2 located page 7. M C U M EO Table 4-3 located page 9. Table 4-1 located page 8. Table 4-2 located page 8. OTable 4-3 located page 9. Figure 3-2 Breakdown of Residential Land in New Hanover County 2020 Single Family 86.9% Manufactured Home 7.0% ilti-Family 6.1% Note: These figures reflect land use in the unincorporated County and the City of Wilmington but exclude the beach communities. Source. New Hanover County Planning Department IV. RECREATIONAL LAND -USE NEEDS Although the County has recently purchased several major properties for future park development, it should continue to pursue a policy of acquiring land for public recreational uses if it is to keep pace with the growing demand for parkland. In addition to the development of these new sites, the County should also strive to provide more water access sites while suitable properties are still available (see Table 4-3). The Master Plan for Parks and Recreation (New Hanover County Planning and Parks and Recreation Departments,1988) used parkland standards and community input to project future parkland acreage needs for the entire County. Table 4-1 outlines the three categories ofparks and their respective standards. To meet these standards, the unincorporated County should maintain 3 acres of neighborhood, 3 acres of medium, and 4.5 acres of regional parkland per 1000 residents (see Table 4-1). The current inventory of parkland includes several unique recreational features that do notfall into the neighborhood, medium, orregional parkland classifications (see Table 4-2). Beach access sites, public boat ramps, and school sites are included in the inventory because of their recreational value. School sites are counted at one-fourth their actual acreage to account for unuseable land (i.e. buildings and parking lots) and the unavailability of these sites while school is in session (see Table 4-2). Parkland projections for the entire County rincluding municipalities) are shown in Table 4-3. Despite recent parkland acquisitions; there is not enough land provided for neighborhood, medium, and regional parks within the County. However, the standards set fourth in the Master Plan for Parks and Recreation are achievable goals and should continue to guide future acquisitions. F Table 4-1 Standards for Parkland in Unincorporated New Hanover County Note. The service radius is dependent on the park size. For example, for medium parks, a 15 acre park has a 1 mile service radius, while a 75 acre park has a 2.5 mile radius. For sizes in between, the service radius is interpolated. Thus, a 25 acre park has a service radius of 1.25 miles. Source. New Hanover County Planning Department Table 4-2 Inventory of County , Municipal, and State Park Acreages Unincorporated Wrightsville Carolina Kure County Wilmington Beach Beach Beach State Total Neighborhood 77.5 80 3 12 -- 11 183.5 Medium 191 88 13 16 -- -- 308 Regional 238 150 -- -- -- 2,225 2,613 School Sites* 51 65 1 1 — -- 118 Water Access** 29 1 59 32 33 -- 154 Total 586.5 384 76 61 33 2,236 3,3765 Note. Does not include the Municipal Golf Course, the U.S.S. North Carolina, and private recreation. * School sites counted as one fourth actual acreage. ** Water access includes public beach access and publicly maintained boat ramps. Source. New Hanover County Parks Department. 101 U 101 8 O Figure 5-1 located page 10. C Table 4-3 Parkland Acreage Needs Acreage 2,000 1,500 1,000 500 _. 0 1995 2000 2005 2010 2015 2020 Neighborhood ® 383 407 425 I 443 459 475 Medium 383 407 425 443 459 475 Regional ❑ 575 610 637 665 689 713 Total ❑ 1,341 1,424 1,487 1,55I 1,607 1,663 Note. These projections refer to parkland needs in New Hanover County, the City of Wtlmington, and the beach communities. Source: New Hanover County Planning Department. V. COMPARING LAND -USE RATIOS Land -use ratios refer to the breakdown of various categories of land as a percentage of the total amount of land in a community. (Planning Advisory Service, 1992)The Planning Advisory Service of the American Planning Association has computed average land -use ratios based on 34 small (populations under 100,000) American Cities. Figure 5-1 compares the ratios in unincorporated New Hanover County and the City of Wilmington to these national averages and to the City of Asheville. You will notice that the land -use categories inthis figure are not consistentwith those used throughoutthis study. The categories in New Hanover County were adjusted to make them comparable to the national categories. The population density of New Hanover County is thethird highest in North Carolina, resembling the density of a city. Thus, comparing land -use ratios of New Hanover County to those of cities nationwide is justifiable. Upon examining figure 5-1, you will notice that the ratio of residential and commercial land nationwide is slightly higher than in New Hanover County. The ratio of public and industrial land in New Hanover County is slightly higherthanthe national average. Generally speaking, however, the differences are minimal. E Figure 5-1 Comparison of Land Use Ratios in Unincorporated New Hanover County and the City of Wilmington to Nationwide Average Land Use Ratios in Small Cities (Population Under 100,000) Percentage 80 60 40 20 El Asheville, N.C. ® National Average 0 New Hanover County Source. New Hanover County Planning Department VI. DISCUSSION A growing population will place great demands on the land in New Hanover County in the future. The amount of developed land in the unincorporated County and the City of Wilmington is expected to grow 13.2 % by the year 2020 (see figures 6-1, 6-2, and 6-3). However, due to environmental constraints and the lack of public sewer service, much ofthe County's vacant land is not suitable for development. On the Land Classification Map, the areas designated as Urban Transition either have public sewer service or are expected to get it in the future. With sewer service, these areas may be suitable for development. The Feasability of development in other vacant areas (Limited Transition and Rural on the Land Classification Map) is dependent upon the suitability of soils in that area for septic tanks. The Classification of Soils in New Hanover Countv for Septic Tank Suitabilitv document describes the soil classification system of New Hanover County. Class I and II soils can, with certain modifications to either the installed system and/or the natural soil system, support septic tanks and limited development. Class 1H and IV soils generally cannot support septic tanks. J Ee Figures 6-1, 6-2, and 6-3 located pages 11 and 12. Classification of Soils in New Hanover Countv for Septic Tank Suitability, Wilmington - New Hanover Comprehensive Planning Program, 1980. O 10 0 C EO Figure 6-1 Developed Land in New Hanover County., 1990 Undeveloped 59.3x oped 26.2% A/Vater 14.5% Note. These figures reflect land use in the Unincorporated County and the City of Mnington but exclude the beach communities. Source: New Hanover County Planning Department Figure 6-2 Developed Land in New Hanover County, 2005 ad 32.5% Alater 14.5% Undeveloped 53.01 Note: These figures reflect land use in the unincorporated County and the City of Wilmington but exclude the beach communities. Source: New Hanover County Planning Department 11 Figure 6-3 Developed Land in New Hanover County, 2020 Developed 39.4% Nater 14.5% Undeveloped Note. These figures reflect land use in the unincorporated County and the City of Wtlmington but exclude the beach communities. Source. New Hanover County Planning Department How can the County ensure that projected growth occurs in a controlled manner? The Land Classification Map and Policies for Growth and Development. Wilmington - New Hanover County Land Use Plan Update (available at the County and City planning departments) serve as guides for future zoning and land -use decisions. The map has seven land classifications that indicate where different types of activities are expected to occur. The policies provide a framework for future decision making and are the means for ensuri::b that the County's future land -use needs are met. The current land classification map illustrates the changes proposed in the 1991 Land Use Plan Update. The following discussion will briefly address the changes that are shown on the map. In the north -central area of the County, surrounding the headwaters of Prince George Creek, the land classification changed from rural to resource protection. This will require consideration of any potential impacts which development may have on the underlying aquifer or surface waters. The eastern portion of the Howe Creek watershed and an area between the Hewletts and Bradley Creek watersheds changed from transition to resource protection. This will further limit uses which may further harm natural resources in these areas. Areas that are expected to undergo intensive development in the future are surrounding the South Seventeenth Street extension and northeast of the City extending from the -airport to Military Cutoff. The land classification in these areas changed from transition to urban transition. n R 12 _n K Figure 6-4 located this page. Figures 6-5 and 6-6 located page 14. K The area extending from Snow's Cut north to Sander's Road and the area just West of the airport changed from transition to limited transition. These areas should experience increased development but will not be suited for intensive development because they will not be connected to the public sewer system. A portion of the area between the Cape Fear River and the Northeast Cape Fear is designated as rural. This area is not expected to be connected to the county sewer system and may be suitable for heavy industrial activity where private treatment facilities can be provided.The County's major industrial corridors will remain along US 421 North and adjacent to the State Port facility. Intense multi -family, performance residential, and high density residential develop- ment has recently occured in the eastern portion of the County along the Intracoastal Waterway and the estuarine creeks. This trend is expected to continue through 2020 as the County's housing needs increase. However, the Land Use Plan calls for stronger environ- mental protection measures in these areas. While strip commercial development continues to occur along Oleander Drive, Market Street, South College Road, and Carolina Beach Road, clustered commercial development will be given more emphasis in accordance with the 1991 Policies for Growth and Development. These commercial nodes, which also contain Office and Institutional uses, will grow with particular intensity at the intersection of Market Street and College Road, Military Cut-off Road and Eastwood Road, and Monkey Junction (College and Carolina Beach Roads). Figure 6-4 illustrates the 1990 land -use ratios in New Hanover County. Recreational and parkland refers to the parkland in the previous section in addition to the Municipal Golf Course, Fort Fisher State Historic Site, FortFisher Recreation Area, and Masonboro Island. Figures 6-5 and 6-6 illustrate the changes in New Hanover County's land -use ratios that are expected to occur through the year 2020 based on the projections outlined in this document. Figure 6-4 Breakdown of Developed Land in New Hanover County, 1990 Tmn:/Util/Comm 19.6% Single Family Note. These figures reflect land use in the unincorporated County and the City of Wilmington but exclude the beach communities. Source: New Hanover County Planning Department 13 Figure 6-5 Breakdown of Developed Land in New Hanover County, 2005 TrnniAltillr- 23.41 Single Family 46.2% 8.4% )mmemial 6.0% 0&1 6.4% Recreational 3.4% Manufactured Home 3.3% lull -Family 2.9% Note. These figures reflect land use in the unincorporated County and the City of Wilmington but exclude the beach communities. Source. New Hanover County Planning Department Figure 6-6 Breakdown of Developed Land in New Hanover County, 2020 Trans/UtiUCoir Single Family 43.0% ,I 7.S% ommemial S.6% C)&1 6.1% Recreational 3.2% Manufactured Home 3.S% lull -Family 3.0% Note: These figures reflect land use in the unincorporated County and the City of Wilmington but exclude the beach communities. Source. New Hanover County Planning Department U EO 14 K U *High Density Residential: Although not a zoning classification, High Density Residential projects may be permitted in most residential districts provided the area is classified Transition on the Land Use Plan and the project satisfies certain performance criteria. Net densities may range between 2.5 and 17 units per net tract acre. Appendix New Hanover County Zoning Districts Residential. R-20S: The R-20S Residential District is established as a district in which the principal use of land is for low density single-family residential purposes on 20,000 so. ft. lots. Masonboro Sound Road, Middle Sound areas and Figure 8 Island are characterized by this zoning classification. *R-20: The R-20 Residential District is established as a district in which the principal use of land is for low density residential on 20,000 sq. ft. lots. Much of the area along the northern sounds and the Northeast Cape Fear River is classified R-20. Mobile homes are only permitted by special use. Performance Residential projects may be developed at 1.9 units per net tract acre. *R-15: The R-15 Residential District is established as a district in which the principal use of land is for residential purposes on 15,000 sq. ft. lots. This district encompasses most of the land in the County, is primarily inland and includes all of the southern county. Mobile homes are permitted within the district. Performance Residential projects may be developed at 2.5 units per net tract acre. *R-10: The R-10 Residential District is established as a district in which the principal use of land is for residential development on 10,000 sq. ft. lots with a public water system and septic tanks. Many subdivisions are developed under this classification. Mobile homes are permitted. Performance Residential projects may be developed at 3.3 units per net tract acre. AR: The Airport Residential District is established for the purpose of limiting the development of land within the vicinity of the New Hanover County International Airport to low density residential development in order to reduce aircraft hazards and promote safety. Lots must be at least one acre in size. RA: The RA Rural Agricultural District is established as a district in which the principal use of land is for low density residential with an emphasis on farming and open space preservation. Minimum lot sizes are 30,000 sq. ft. and Performance Residential projects may be developed at one dwelling unit per net tract acre. Mobile homes require special use permits. Most of the lands characterized by this designation are in the Castle Hayne area and west of U.S. 117. 15 Commercial B-1: The purpose of the B-1 Business District is to provide convenient shopping facilities primarily of necessity goods and personal services required to serve a neighborhood. No B-1 Business District shall be less than two acres in area. B-2: The B-2 Highway Business District is a heavy commercial zoning. It's purpose is to provide for the proper grouping and development of business uses which will best accommodate the needs of the motoring public with a regional orientation. It is the least restrictive business zone. B-2 Business Districts must be five acres in area or larger. SC: Shopping Center Districts may be established on any seven -acre or larger tract provided a site development plan is submitted and approved in accordance with the performance criteria of the ordinance. Mixed Uses *PD: The PD Planned Development District is established as a district on 100 plus acres to foster the mixing of various land uses (Residential, Commercial, Industrial, Office and Institutional). Water and sewer facilities are required. Two such districts have been established in the County (Landfall and NorthChase). Office and Institutional *O&I: The Office and Institutional District provides areas where institutional uses, professional office uses and other compatible uses including single-family and performance residential shall be encouraged to locate. 15,000 sq. ft. lots are required. Industrial Al: The Airport Industrial District is established as a planned restricted industrial district in which the principal use of land is for indoor manufacturing and distributive type operations that are compatible with airport facilities and which require sites adjacent to railroads and/or major thoroughfares. Lots must be one acre or larger. I-1: The I-1 Industrial District is a light industrial district that provides for warehousing, storage, bulk retail and manufacturing which does not create an excessive amount of noise, odor, smoke, dust, air-bome debris, or other objectionable characteristics which might be detrimental to surrounding areas. I-1 Industrial Districts must be at least five acres in area. X 101 X 1L O I-2: The I-2 Industrial District is a heavy industrial zone. Its purpose is to provide for uses that would produce excessive noise, odor, smoke, dust, air -borne debris, or any other objectionable characteristics. It is the least restrictive zoning district. No I-2 Industrial District shall be less than five acres in area. Special Classifications C.O.D.: The C.O.D. Conservation Overlay District is established as an overlay district for the purpose of protecting precious environmental and cultural resources in the County and to provide open space. This district applies to all unincorporated areas of the County and takes precedence over other underlying districts. S.H.O.D.: The S.H.O.D. Special Highway Overlay District is established as a district to protect the natural beauty and scenic vistas that exist along the interstate and other specially designated highways that serve as gateways into the County. The S.H.O.D. is presently established along 1-40, Eastwood Road, Military Cut -Off, River Road and the northern portion of Market Street. Conditional Use Districts may be established for all the districts where special O conditions or limitations are placed upon the uses permitted through the issuance of a special use permit and the zoning classification is voluntarily initiated by the land owner. A site plan approval is required. O 17 References Employment Security Commission of North Carolina, Report XRA-320, New Hanover County,1991. Wilmington - New Hanover Comprehensive Planning Program, Classification of Soils in New Hanover County for Septic Suitability. 1980. New Hanover County Planning Department, The Economy of New Hanover County, December 1991. • New Hanover County Planning Department, Existing Land Use in New Hanover Counly, December 1991. New Hanover County Planning Department and Parks and Recreation Department, Master Plan for Parks and Recreation, June 1988. New Hanover County Planning Department, 1991 Land Use Plan Update, Land Classification Changes, September 1992. Planning Advisory Service, Bringing Land -Use Ratios into the `90's. Christopher Harris in a PAS Memo, August 1992. U.S. Bureau of Commerce, Bureau of Census, 1990 Census of Population and Housing. Summary tape file 1.