[From the U.S. Government Printing Office, www.gpo.gov]
WILMINGTON LAND USE SURVEY @& ANALYSIS HD 1986 211 .N8 N5'6 CAMA LAND USE PLAN UPD OASTAL 1985 Report No. 3B INFORMATION, CITY COUNCIL William Schwartz, Mayor Councilman Donald Betz, Mayor Pro Tem Councilman E.A. Bordeaux Councilman Irving Fogler Councilman Luther Jordan Councilman Tony Pate Councilman Robert D. Shipp William B. Farris-, City Manager WILMINGTON PLANNING COMMISSION Daniel D. Retchin, Chairman James C. Barker Gloria Berger Les Edwards Dorothy Forbes George T. Hawes Larry Sneeden, Vice Chairman Arcelia Wicker, Sr., Director of Planning & Development PROJECT PLANNING STAFF Glenn Harbeck, Senior Planner Georgia Smallman, Planning Technician Marcus Norton, Planning Intern property of CSC Library SECRETARIAL 0 - 8 - DEPARTMENT OF COMMERCE NOAA Teresa Elmore COASTAL SERVICES CENTER 2234 SOUTH HOESON AVENUE COVER DESIGN CHARLEST ON, SC 29405-24 13 Octavia Micuda, Graphic- Artist ft The preparation of this report was financed in part through a grant provided by the North Carolina Coastal Management Program, through funds provided by the Coastal Resources Management Act of 1972, as amended, which is admin- 10 istered by the Office of Coastal Resource Management, National Oceanic and P2 Atmospheric Administration. 1985 LAND USE, SURVEY AND ANALYSIS WILMINGTON, NC WILMINGTON PLANNING AND DEVELOPMENT DEPARTMENT AUGUST, 1985 CA) co) CA 0 cn 11985 SINGLE FAMILY RESIE 1980 1985 MULTI-FAMILY RESID 1980 TOTIAL RESIDENTIAL 1985 1980 -OFFICE, INSTITUTION 11986 PROFESSIONAL C* 1980 COMMERCIAL.RETAIL 1985 11980 TRA.NSPORTATION, C 19a6 1980 WHOLESALE.WAREH 1985 0 1980 RECREATION.(COMME 1985 AMUSEMENTS 1980 CONSERVATION, PAS 1985 RECREATION, CEME 1980 PUBLIC PARKS, REC 1985 11980 @l 981 980 i)er 1985 AGRICULTURE, FORE WILMINGTON, NORTH CAROLINA 1985 LAND USE SURVEY Introduction This report consists of three subsections: 1. Major Findings 2. Local Land Use Problems 3. Conclusion These discussions will present a brief overview of the land use survey and a comparison with the conditions and trends disclosed in the 1980 survey. More detailed data and a description of the methodology used will be found in the appendixes. Between 1980 and 1985, the total area within the Wilmington corporate limits has increased 31% from 14,068 acres to 20,431 acres. This occurred primarily because of two significant annexations of unincorporated, conti- guous, urbanized neighborhoods: A. Southside and Pine Valley B. Winter Park These neighborhoods contain large areas of single family housing, with some commercial, office/institutional, and recreation development. South- side contains the new N. C. Ports Authority terminal and several large industrial concerns. Major Findings: 1. More than 2,000 acres of single family housing have been added since 1980 due to Annexation A and B, an increase of 66%. It was noticed by researchers that many homes in the Historic District have been returned to single family use from previous use as multi'-famiflydwellings. 2.. However, over 400 acres of multi-family housing- have been built within Wilmington, an increase of 77% since 1980. The growing popularity of this type of housing indicates the increasing costs of land purchase and constru- tion. 3. Office and institutional acreage has increased by 70% since 1980. This indicates the growing importance of the service sector in the local economy. However, its proportion of the total developed land has decreased slightly, possibly owing to large single family acreage added in Annexation Areas.A &.B. 4. Commercial and retail uses continue to increase, as well as the pro- portion of developed land which they occupy. Commercial recreation has grown as a category of land use as golf courses, a water slide, skating rink and other such establishments were included in recently annexed areas. But the growth of this commercial activity again reflects the increasing importance of the local service sector. 5. Wholesale, warehousing and industrial development has doubled since 1980. This increase is due to the addition of industrial areas on the Southside near the shipping terminal as well as the growth of industry and distribution along North 23rd Street, near the airport. 6. Parks and Active Recreation declined in percentage owing to the addition of annexation areas without as large a proportion of public park- land as achieved within the city. Public parkland has increased, but not as much as commercial facilities. 7. Total vacant acreage has risen, but its proportion shows an overall decline. This perhaps indicates the extent of existing development in the annexation areas. 8. The increase of acreage in the category of Passive Recreation and Cemeteries has not been explained, since the two large cemeteries are not new. Areas used for passive recreation have generally not been formally protected by fee simple acquisition or zoning, unless made part of the City's park or drainage systems. -2- Figure 1 CITY OF WILMINGTON, N. C. 1985 SUMMARY OF EXISTING LAND USE Percent of Percent of Land Use Category Acres Total Area Developed Land Total Residential 5,471 26.8% 39.3% Single Family 4,484 21.9% 32.7% Mul ti -Fami ly 987 4.8% 7.2% Professional, Office & Institutional 1,417 6.9% 10.30% Commercial & Retail 1,195 5.8% 3.7% Utilities, Transpor- tation & Communication 2,691 13.2% 19.6% Industry, Distribution Warehousi.ng & Wholesale 1,264 6.2% 9.2% Recreation (total) 1,691 8.3% 12.3% Recreation (Commercial) 690 3.4% 5.0% Passive Rec. & Cemeteries* 432 2.1% 3.1% Parks & Active Rec.* 569 2.8% 4.101/ Agriculture, Undeveloped & Forest 6,192 30.3% Water 511 2.5% Total Area 20,430 10001.1 Total Developed Land 13,728 72.2 100% *Total Open Space (Land & Water) 8,394 41.1% -3- LOCAL LAND USE PROBLEMS During the 1980 survey, two types of local problems were identified in the process: imcompatible development and unplanned development. These still exist in the City to some degree, but gradual improvements in the enforcement of land use controls, including a new zoning ordinance (in effect as of August 1, 1984), have lessened the creation of new problems. This is despite accelerated growth in the Wilmington Area. Particular problem areas, however, can be noted: 1. Pressure to build multi-family housing on infill sites in existing residen- tial areas can create conflict within these neighborhoods. Spirea Drive: This neighborhood, close to the intersection of N.C. Highway 132 and U.S. 74-76, has multi-family development at one end. Pressure for more has resulted in a number of rezoning controversies before the Planning Commission. Greenway Avenue: The center of a stable residential superblock, undeveloped and located close to major over loaded traffic arteries, was recently denied multi-family zoning. 2. As less good land is available for development, pressure increases for development on marginally suitable sites such as low-lying or flood prone areas. (A Flood-Plain Overlay District is delineated on all City zoning maps.) Ch-estnut Street: Flood plain land across from a grade school in a prime residential nei ghborhood was proposed for multi-family development, but denied. Kerr and Wilshire Avenues: Near areas of busy commercial activity, a multi- family development is being developed on land that is partly flood-plain. Specific problems on the site are being addressed through the site plan review process. Covil and Mercer Avenues: At an intersection of these two streets, owners of low wet land zoned residential, but near a railroad and across from land zoned for light manufacturing, are seeking rezoning for commercial development. 3. In pathways for planned thoroughfares, pressure for development has increased, causing traffic and land management problems for the city, and casting uncertainty on completion of portions of the City's thoroughfare plan. Smith Creek Parkway: The route has not been finalized, but has been generally determined. A development group currently wants the route to be changed to accomodate their residential development proposal. -5- 4. Because traffic problems within the City are reaching critical proportions', increasing attention is being given to the land use implications of transporta- tion improvements. Smith Creek Parkway: New Hanover County Public Schools found itself building a new school close to this major arterial route between new U.S. 1-40 and Downtown Wilmington. Much thought is being directed toward the impact of 1-40 traffic on thoroughfares and neighborhoods. 1-40 and College Road: According to local realtors, land speculation along N. C. 132 (College Road), has accelerated, owing to the prospect of 1-40 being completed by 1989, with traffic pouring onto this existing thoroughfare. Glen Meade Neighborhood: Seeking to prevent through traffic from winding through this residential area, this neighborhood has mounted a vigorous campaign to persuade City Council and fellow citizens to .find a permanent solution to this situation. Lincoln Fores Street stub closings were sought to protect this residential neighborhood from through traffic that might be generated by more intense development of adjacent open land. 5. Commercial and office development still tends to spread along major thoroughfares, locally, and has already grown along segments of arteries which were recently annexed by the City. Strong efforts are being made under the 1984 Zoning Ordinance, to restrict such development. :17M description of the CB district calls for the clustering of small businesses which only require a small land area. Large commercial facilities which serve the region are now restricted to RB districts which are "designed to locate at the intersections of major thoroughfares and occur in clustered patterns." Similarly, all businesses, offices and institutions should be clustered in planned plazas or parks at major intersections, as opposed to dangerous and unsightly strips of such development along each thoroughfare. Thoroughfares already suffering major traffic problems due to strip development are: Carolina Beach Road Oleander Drive South College Road Kerr Avenue Market Street North 23rd Street Wrightsville Avenue Wilshire Boulevard (partially) -6- CONCLUSION Land use problems do not appear to be accelerating at a rate equal to the population and economic growth of the area. This can be attributed to strong, more consistent enforcement of development regulations in recent years. New zoning regulations for the City, just put into effect last year, resulted from a three-year effort by City officials, staff, and concerned citizenry. New spot zonings have been virtually eliminated. Requests which would result in commercial encroachments into residential areas have been reduced considerably from earlier years. Current planning conflicts lie-primaril y in the area of multi-family infill development and its traffic implications on existing neighborhoods. These problems can be minimized by continued improvements in policies and development regulations, which will be considered as part of the 1985 update to the Land Use Plan and Policies. -7- APPENDICES A. METHODOLOGY The following is a synopsis of the techniques and materials utilized in obtaining and summarizing the land use data contained in this report: 1. Development of land use categories and sub-categories to address local existing land use patterns. 2. Assignment of land use codes used by New Hanover County Tax Office to appropriate land use category and/or sub-category (SEE LISTING IN -B. BELOW). 3. Computer printouts obtained for each land parcel in Planning Area by land use code and location. Information transferred to corresponding I" = 400' scale planning maps which were then color- coded. 4. Information verified by aerial photography, field chec ks, and tele- phone surveys. 5. 1" = 400' color-coded maps hand measured for each land use category by individual, 1/16th sections which correspond to County Tax Office 1" = 100' maps. 6. City of Wilmington totals obtained by summing appropriate map area data. B. LISTING OF LAND USES BY CATEGORY As indicated in the Methodology, the codes assigned by the County Tax Office served as the basis for determining the existing use of each land parcel in the Planning Area. The following list represents the manner in which these codes were aggregated under the land use catecories and sub- categories for the survey and analysis. The numbers shown are those used by the Tax Office for each land use. Sinale. Family Residential 01 - Family ResidenEial . 04 - Season Residential 1 Family 19 - Other Residential Mobile Homes 10 - Mobile Home 14 - Mobile Home Park A-1 multi-Family'Residential 02 - Family Residential 03 - 3 or more Family Residential 05 - Season Residential 2 + Family Office and Institutional 67 -Finance & Rea-=state 65 -Physicians and Dental Services 65A -Hospital Services 658 -Sanitoriums, Convalescent and Rest Home Services 650 -Other Medical and Health Services 65E -Legal Services 67 -Governmental 68 -Educational 69A -Religious Activities 69B -Religious Activities and Educational School 12 -Group Quarters Commercial 52 -Re il - Building Materials, Hardware, and Farm 53 -Retail - General Merchandise 54A -Groceries - Retail Convenience Food 54B -Fish and Seafoods Retail 54C -Other Retail Trade Food 55 -Retail Auto 55A -Tires, Batteries, and Accessories Retail 558 -Gasoline Service Stations. ... 55C -Marine Craft and Accessories - Retail 55D -Marina - Marine Craft Docking and Services 55E -Retail Trade Auto, Marine Craft Aircraft, Accesories 56 -Retail Apparel 57 -Retail Home Furnishings 58A -Eating Place - Consumption on Premises 58B -Fast Food Service 58C -Drinking Place (Alcoholic Beverages) 13 -Residential Hotel 6 -Travel Trailer Park 73 -Amusements 84A -Sport Fishing 848 -Commercial Fishing 84C -Other Fishing and Related 62 -Personal Services 63 -Business Services 64 -Repair - Auto Services 66 -Contract Construction 59 -Other Retail 15 -Transient Lodging A-2 Transportatio-n!', Communications, Utilities 41 Rail Transit 42 Motor Vehicles 43 Aircraft 44 Marine Craft 45 Street Right-of-way 46 Auto Parking 47 Communications 48 Utilities 49 Other Transportation, Communication and Utility Wholesale, Warehousing and Distribution. 51 - Wholesale Trade Industrial (Intensive) 21 - Food and Kindred 23 - Apparel and Similar 27 - Printing and Allied 34 - Fabricated Metal 35 - Professional, Scientific and Controlling Instruments 36 - Boat and Ship Construction 39 - Miscellaneous Manufacturing 84 - Fishery Industrial (Extensiv 22 - Tex-tile Mill 24 - Lumber and Wood 25 - Furniture and Fixtures 26 - Paper and Allied 28 - Chemical and Allied 29 - Petroleum, Refining and Related 31 - Rubber and Plastic 32 - Stone, Clay and Glass 33 - Primary Metal 85 - Mining and Related Recreation 71 - CuTtural or Nature Exhibition 72 - Public Assembly 74 - Recreational Activities 75 - Resorts" and Camps 76 - Parks Undeveloped and Agriculture 81 -.Agriculture 82 - Agriculture Related 83 - Forestry and Related 97 - Unused Land 92 - Non-Commercial Forest A-3, Miscellaneous 89 -Other Resource 69C -Other Services 79 -Other Cultural, Entertainment and Recreation 94 -Vacant Floors 95 -Under Construction C. RELATED MATERIALS AVAILABLE Listed below are materials related to this report which are available for inspection and use at the Planning Department Offices: 1. 1" = 400' scale planning maps which encompass the entire City color-coded by land use category. 2. Land use data which correspond to the area within the 111 100' scale tax maps and the 1" 400' scale Planning maps. I/Parcels in the Miscellaneous category were included in the appropriate land use category according to their individual use. A-4 WILMINGTON, N.C. 1983 LAND USE SURVEY WILMINGTON, N.C. 1995 LAND USE SURVEY (All fi-gures in acres.) (All fi9urGs in acres.) -------------------------------------------------------------------- - ------------ --------------- ----- - --------------------------------- LAND USES: SINGLE FAMILY MULTI-FAMILY ---------------------------------------------- - ---------- TOTAL OFFICE, COMMERCIAL UTILITIES. WHOLESALE, RECREATION CONSERVATION, PARKS a AGRICULTURE, ACRES/MAP ------------ IRS IDEN7 IAL. RESIDENTIAL RESIDENTIAL INSTITUTIONAL, It RETAIL TRANSPORTAXON, WAREHOUSING, 4COmMERCIAL) PSV.RECREATION ACTIVE FOREST. WATER WITHIN CITY OF MAP NO. PROFESSIONAL COMMUNICATION INDUSTRY AMUSEMENTS I CEMETERIES RECREATION UNDEVELOPED WILMINGTON 40 ------------------------------------------------------------------------- - ------------------------------------- I 41 6 6 6 so 23 1 11 42 a 0 123 37 233 3 3 6 124 10 153 47 1 1 17 23 69 55 4 48 622 75 697 152 80 433 14 73 237 49 231 134 395 69 117 at 92 481 59 2.198 50 0 264 219 14 6 6 932 1,893 33 7 15 4 a 28 132 11 11 54 640 306 947 115 as 436 at 178 1 7 124 320 53 662 1 101 268 a 2,223 195 857 375 192 302 6 13 33 428 36 33 33 366 6 2,208 59 34 1 55 7 7 47 287 4 408 60 559 170 729 99 297 297 33 is 39 90 12 22 437 61 762 32 794 163 672 84 2.354 62 119 253 43 43 43 199 642 2,2296 64 149 1 ISO a 23 34 17 10 32 3. 0 40 200 327 63 327 48 373 12 38 193 43 84 367 66 333 11 344 29 19 126 258 233 258, It 11194 2.360 70 62 6 Go 62Z 1,376 71 1 7 113 a 164 300 602 - ------- ----- ------- ------- ---- it ------- ------- ------- ------- ---- 77 95 Total acres,' "usaje 4,484 - 987 5,470 1,417 1,193 2,691 1,264 690 432 569 6,192 511 20,431 ------- ------- ------- ------- ------- ------- ------- ------- ------- ------- ------- ------- -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- LAND USES: SINGLE FAMILY MULTI-FAMILY TOTAL OFFIC2, COMMERCIAL UTILITIES, WHOLESALE, RECREATION CONSERVATION, PARKS AGRICULTURE, ACRES WITHIN ---- YEAR ---- RESIDENTIAL RESIDENTIAL RESIDENTIAL INSTITUTIONAL. & RETAIL TRANSPORTAIGN. WAREHOUSING, (COMMERCIAL) PSV.RECREATION ACTIVE FOREST, WATER CITY OF ------------------------------------------------------- PROFESSIONAL C014MUN ICAT ION INDUSTRY I AMUSEMENTS I CEMETERIES ---------------------------------------------------------------------- RECREATION UNDEVELOPED WILMINGTON --------------------------------------------------------------------- 1980 2,693 539 3,232 833 685 2,329 605 0 137 300 3,052 467 14,068 z or CITY 19.1Z 4.0% 23.1Z 3.9% 4.9z 18.0% 4.3Z 0.0% AREA . I.Oz 3.6Z 35.9% 3.3Z 100.0% X OF DEVELP. 31.5Z 6.6Z 3S.OZ 9.7% 8.0% 29.6Z 7.SZ O.Ox 5.9% LAND I 1983 4,484 907 5,470 1,417 1,195 2,691 1,264 690 432 569 6,192 511 20,431 X OF CITY .21.9% 4.8Z 26.SZ 6.9z 3.9% 13.2Z 6.2% 3.4Z 2.1Z AREA .2.SZ 30.3Z 2.37 loo.0% X Of DEVELP. 32.7Z 7.22 39.BZ 10.3Z 8.72 19.61 9.2% 5.OZ 3.1Z 4.1Z LAND _-DATE DUE GAYLORDINo. 2333 PRINTED IN U.S.A. 36668 , 41086787