M E M O R A N D U M

DATE: May 8, 2012

TO: Frank A. Rush, Jr., Town Manager

FROM: Kevin B. Reed, AICP, CFM, CZO, Director of Planning and Inspections

SUBJECT: Consider a request from Greg Dennis, on behalf of Sunspray Properties, LLC and Joseph R. Nance, for Commercial Review for the proposed expansion of the Village Market/Reel Outdoors located at 7802 and 7804 Emerald Drive

A request has been submitted by Greg Dennis, on behalf of Sunspray Properties, LLC, and Joseph R. Nance, for commercial review for the proposed expansion of the Village Market/Reel Outdoors located at 7802 and 7804 Emerald Drive. The properties are currently zoned Business (B) and the proposed expansion of the existing retail and food service facilities are permitted uses in the Business (B) Zoning District. The applicant is proposing an expansion of the existing commercial building at 7802 Emerald Drive which will require the existing car wash at 7804 Emerald Drive to be demolished and the property redeveloped as part of the construction process. The existing driveway on Loblolly Street will be closed and there will be two driveways providing access to Emerald Drive.

You will find attached a copy of a site plan for the project and a copy of the proposed building elevations including colors which will match the existing building. Also attached is a floor plan for the building reflecting the proposed addition and the existing commercial space. As previously mentioned, the existing car wash at 7804 Emerald Drive will be demolished as part of this commercial development which will require the two parcels to be combined into a single parcel. The address for the “new” parcel will be 7802 Emerald Drive. The proposed addition to the existing building will contain approximately 2,150 heated square feet and will be the new location for the Village Market. The Reel Outdoors will expand into the existing space currently occupied by the Village Market and will contain approximately 3,900 square feet.

The Town’s Unified Development Ordinance (UDO) requires that the development be screened along its northern boundary from the adjacent residential property. The owners are proposing to use an existing six-foot opaque fence and vegetated screening to meet this requirement. The “new” Reel Outdoors will contain approximately 3,900 square feet of retail space which will require 15 parking spaces based on the UDO’s requirement of 1 space per 300 square feet of gross floor area (13 spaces) and 1 per employee (2 spaces) for retail uses. The “new” Village Market will contain 20 customer seats, 600 square feet of retail space and 3 employees, which will require a total of 10 parking spaces based on the UDO’s requirement of 1 space per 300 square feet of retail (2 spaces), 1 space for every 4 customer seats (5 spaces) and 1 space per employee (3 spaces). The applicant is proposing that a total of 29 parking spaces will be provided which exceeds the UDO’s requirement of 25 spaces. The UDO requires a natural area of 15% for commercial development which may include the septic area. The applicant is proposing that 8,950 square feet of natural area will be provided which will met the requirement set forth in the UDO. No exterior lighting is planned except for matching the existing lighting on the building which illuminates the areas on the wall face where signage is located and other indirect lighting on the facade. The applicant is proposing that a covered walkway and façade treatments be used to meet the commercial building design standards set forth in the UDO. The applicant has provided a copy of a new septic permit issued by the Carteret County Health Department for the proposed building expansion. The applicant has also provided letters from Bogue Banks Water Corporation and Carteret-Craven Electric Cooperative that they can serve the proposed development.

The Town’s Technical Review Committee (TRC) reviewed the project at its meeting held on March 7, 2012. Following that meeting, Town staff requested several revisions to the plan and additional information. Town staff is comfortable in concluding that the current plan and other submitted materials are consistent with the Town’s requirements for screening, parking, building design and natural area requirements. The Town’s consulting engineer is currently reviewing the stormwater plan for the proposed development.

The Planning Board considered this request at its meeting held on April 23, 2012. Following its discussion of the matter the Board voted unanimously to recommend to the Board of Commissioners that the commercial review be approved subject to the following conditions:

1. Approval from the Town’s consulting engineer that the stormwater plan prepared for the project is consistent with the Town’s stormwater regulations.
2. The combination of 7802 Emerald Drive and 7804 Emerald Drive into a single parcel.

I look forward to discussing this issue with the Board of Commissioners at its May 8 meeting. Please let me know if you have any questions regarding the foregoing information.

KBR

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