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Western Bank Work Session 2 - Agenda and Background Information New Hanover County Board of Commissioners Western Bank Work Session August 18, 2022 2:00 PM at Lucie Harrell Conference Room 230 Government Center Dr., Wilmington, NC AGENDA Call to Order Welcome Staff Presentation Board Discussion Next Steps Adjourn Date: August 11, 2022 To: New Hanover County Commissioners From: Rebekah Roth, Planning Director Re: Second Western Bank Work Session – Background Materials Commissioners: In preparation for next Thursday’s Western Bank Work Session, staff has prepared the attached profiles of five potential development scenarios for the western bank of the Cape Fear and Northeast Cape Fear Rivers across from downtown Wilmington. The potential development scenarios exist on a continuum of intensity and include: • Conservation – preservation/restoration of the land in a natural state; • Limited Use – restriction of high impact activities; • Working Waterfront – continuation of existing waterfront businesses and similar operations; • Small Scale Mixed Use – a mix of nonresidential and residential uses at low to moderate height and density; • Urban Scale Mixed Use – a mix of nonresidential and residential uses at moderate to high height and density. These scenarios have been informed by conversations held with a variety of external stakeholders, including other regulatory agencies, planning staff for adjacent jurisdictions, property owners/developers, and key stakeholders involved in the project-specific discussions this past winter, and all include tradeoffs. They are not necessarily mutually exclusive, however, and the planning and development framework for this area could provide for multiple options, while mitigating for potential impacts. At the meeting, staff will provide an in-depth presentation on each scenario and its tradeoffs, an overview of their consistency with existing policies, and proposed next steps in order to support a Board discussion. We do not anticipate presentations from outside stakeholders or agencies since their input is being incorporated during the up-front vetting of scenarios. This information is being provided for public review prior to the meeting. If we receive supplemental information or clarifications from stakeholders, we will provide that to you as part of the staff presentation next week. A public comment period has not been placed on the agenda for this meeting, however, to allow sufficient time for your discussion. The direction you provide to staff on additional stakeholder meetings, plans or studies, or other assignments will allow for additional public comment or forums. Please let me know if you have any questions about the briefing materials and/or meeting framework. Rebekah Roth Conservation Scenario Summary Examples Under this scenario, the western bank land would be restored, preserved, and most likely held in conservation status. This scenario would be the most restrictive in use and would require property owner participation, with additional legal considerations. While most conservation sites are intended to remain in their natural state, previous industrial uses along the western bank will require clean up and mitigation. Public access would provide a community benefit and could be a potential tourism driver. Infrastructure improvements and brownfield remediation would be necessary for development at this scale. Potential Uses • Preservation of land • Nature trails on natural surfaces • Canoeing and kayaking Benefits & Opportunities Terms of easements could allow for partnerships, such as Gullah Geechee Cultural Heritage Corridor and green engineering solutions for the challenges of the U.S.S. Battleship North Carolina Addresses concerns about increased flooding frequency and intensity Provides most protection for sensitive features, such as coastal wetlands and primary nursery areas Would likely include clean up of existing industrial sites and debris from past uses Provides long-term certainty regarding what is possible for the western bank properties Current option to buy in place for Eagles Island property for conservation purposes Does not require investment in infrastructure (e.g., utilities, roadways) Impacts & Constraints Terms of easements could limit public access to or use of property Status may impact the viability of transportation projects currently envisioned for the area, including the Railroad Realignment project and future replacement of the Cape Fear Memorial Bridge Acquisition of land may be difficult due to cost and property owners’ willingness to sell Long-term public management of land by the county may be required Reduces tax base Town of Leland Conservation District Brunswick Nature Park Riparian Floodplain Mitigation, Brevard, NC Limited Use Scenario Summary Examples Development under this scenario would allow only limited uses with minimal infrastructure investments and impacts on natural resources. Any structures would be small in scale, but primarily land use would consist of recreation and water-focused activities. This scenario could range scale and impact to the similar Eagles Island Nature Park design. Depending on the scale of recreation activities and structures, public investment for acquisition and infrastructure improvements may be required. Public access would provide a community benefit and could be a potential tourism driver. Infrastructure improvements and brownfield remediation would be necessary for development at this scale. Potential Uses • Hiking and nature trails • Educational and community center • Public water access: canoes, kayaks, & motorized boats Benefits & Opportunities Alleviates concerns about increased flooding frequency and intensity Provides protection for sensitive features, such as coastal wetlands and primary nursery areas Could allow for partnerships, such as Gullah Geechee Cultural Heritage Corridor and green engineering solutions for the challenges of the U.S.S. Battleship North Carolina Would likely include clean-up of existing industrial sites and debris from past uses Allows for more opportunity for public access to and use of properties, include water access and passive recreation, such as trails Available for private, public, and non-profit investment Contributes to tourism opportunities for downtown Wilmington and the U.S.S. Battleship North Carolina Current option to buy in place for Eagles Island property for conservation purposes, which could include limited uses such as recreation and place-based education Impacts & Constraints Long-term public management of land by the county may be required Public investment in land and/or infrastructure improvements could still be required (restrooms for recreational uses, public structures) especially given flooding risk May reduce tax base, depending on uses Acquisition of land for public or non-profit use may be difficult due to cost and property owners’ willingness to sell Trails End Park Red Butte Park, UT Marine Education Center at the Gulf Coast Research Laboratory, Ocean Springs, MS Len Foote Hike Inn, Dawsonville, GA Working Waterfront Scenario Summary Examples Reflecting the recommendations of the recent Economic Mobility report, in this scenario, western bank land would be used primarily for water-based industries and commercial activities. This scenario is the most in line with the current allowable uses on the western bank parcels, with additional considerations. Working waterfronts are found in many communities, with a range of intensities. Potential Uses • Boat building and repairs • Commercial • Office • Offshore wind industry support • Blue economy companies such as energy, shipping, and tourism • Public space Benefits & Opportunities Uses and structures may be more resilient to increased flooding frequency and intensity than in other scenarios Would likely include clean-up of existing industrial sites and debris from past uses Allows for more opportunity for water access, both public and private Off-shore wind related industrial uses may be an option for these properties given current CAMA permitting for existing industries Most properties on the western bank are already zoned for industrial use Available for private, public, and non-profit investment Impacts & Constraints Potential visual impact of uses on downtown tourist- related industries Certain uses and intensity of development may impact sensitive features, such as coastal wetlands and primary nursery areas Constraints on boat access per CAMA requirements may limit the viability of certain uses Most parcels are smaller than would be necessary for the off-shore wind related industrial uses Public investment in land and/or infrastructure improvements could be required to support the range of uses. Specialty Boatworks, Wilmington Industrial Hardware and Marine, Wilmington, NC Community Shellfish, Bremen, ME Small Scale Mixed-Use Scenario Summary Examples The Small Scale Mixed-Use scenario consists of mixed-use developments at low to moderate height and density with an emphasis on water-oriented leisure uses. It reflects the pattern and scale of the City of Wilmington’s Historic district and is based on the current Riverfront Mixed Use (RFMU) Planned Development District. Depending on required standards, a riverwalk could provide a community benefit and could be a potential tourism driver. Potential Uses • Residential – Multi-family structures • Mixed use structures • Office • Commercial • Entertainment • Lodging • Public water access Benefits & Opportunities Would require clean-up of existing industrial sites and debris from past uses Allows for more opportunity for water access, both public and private Contributes to tourism opportunities for downtown Wilmington and the U.S.S. Battleship North Carolina Increases tax base, employment opportunities, and potentially supply of downtown lodging and/or housing Smaller scale development can support ongoing activation of downtown Wilmington’s riverfront Allows for more opportunity for public access to and use of properties Impacts & Constraints Some parcels may have limited buildable areas to support this development pattern without environmental impacts Required infrastructure improvements would require significant investment, limiting the viability of small-scale private development without public partnerships Development may impact sensitive features, such as coastal wetlands and primary nursery areas Additional emergency management consideration would be required to ensure citizen safety Duck, NC Washington, NC Shem Creek, SC Beaufort, NC Urban Scale Mixed Use Scenario Summary Examples Under this scenario, development on the western bank would mirror the development pattern of northern downtown Wilmington, with taller structures and more density and intensity of uses. Public amenities, such as a Riverwalk and public squares are intended to be included as part of new development. The Urban Scale Mixed Use scenario is the most intensive, consisting of mixed-use developments at moderate to high height and density. Potential Uses • Residential – Multi-family structures • Mixed-use structures • Office • Commercial • Entertainment • Lodging • Public water access Benefits & Opportunities Would require clean-up of existing industrial sites and debris from past uses Contributes to tourism opportunities for downtown Wilmington and the U.S.S. Battleship North Carolina Increases tax base, employment opportunities, and potentially supply of downtown lodging and/or housing Allows for more opportunity for public access to and use of properties Impacts & Constraints Some parcels may have limited buildable areas to support this development pattern without environmental impacts Required infrastructure improvements would require significant investment, requiring more intensity of uses, public investment, and/or delay until market conditions support Water/sewer usage could reduce capacity of lines serving Hwy 421 corridor and Wilmington depending on development timing, potentially requiring additional public investment to support existing development goals Development may impact sensitive features, such as coastal wetlands and primary nursery areas (but no more than small scale mixed use) Additional emergency management consideration would be required to ensure citizen safety Traffic associated with uses could increase non- industrial travel along Hwy 421 corridor Proposed Wilmington Hotel & Spa Battleship Point, Preliminary Site Rendering Hutchinson Island, Savannah, GA