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Nags Head approves special‑use site plan for 8‑bedroom dormitory to house town workforce
Summary
The board approved a special‑use site plan to convert a site at 425 West Health Center Drive into a two‑story, eight‑bedroom dormitory for town workforce use, accepting shared parking under the UDO to address a four‑space shortfall and finding no increase in nonconformity of lot coverage.
The Nags Head Board of Commissioners on Nov. 6 approved a special‑use site plan to construct a two‑story, 3,460‑square‑foot, eight‑bedroom dormitory at 425 West Health Center Drive for town workforce use or other uses as approved by the town manager.
Planning and Development Director Kelly Wyatt described the application as a dormitory use in the SED‑80 (special environmental district) zoning classification. Staff reported an existing lot coverage of 28.6%, which predates current zoning standards; after site adjustments (including removal of a helipad) the proposed design reduces lot coverage to 28.3% so the project would not increase the existing degree of nonconformity and therefore complies with the nonconforming‑site standards in section 5.4 of the UDO.
Wyatt outlined applicable design standards (Article 10, section 10.82), building height (proposed 32 feet, compliant with the 35‑foot limit, or up to 42 feet with roof pitch allowances) and that the dormitory would be sprinkler‑protected per the North Carolina fire prevention code requirements. She also confirmed an improvement permit for the septic system had been obtained and three sets of stamped plans were in hand.
Staff addressed parking: the UDO's commercial parking table (Article 10, Table 10‑2) gives guidance, and for dormitory occupancy staff estimated a maximum occupancy of 16 resulting in a 16‑space ideal. The site currently has 37 spaces tied to the co‑located community care clinic; staff recommended using the shared‑parking mechanism in section 10.150.2 of the UDO to allow up to 50% sharing and thereby cover the four‑space shortfall. Staff said clinic operators were consulted, noted staggered operating hours between the clinic and ocean rescue staff, and expressed comfort with the shared arrangement.
After board questions and confirmation that the planning board had unanimously recommended approval, a motion to approve the special‑use site plan with the shared‑parking provision passed by voice vote. The approval will allow the town to reuse the structure for workforce housing subject to town manager approval and applicable permit conditions.
