Town of Cary , North Carolina

Comprehensive Plan Amendment Datasheet

08-CPA-04, Greystone PDD Amendment

 

Request

 

The applicant is requesting Council approve an amendment to Map 1, Future Land Use, of the Town’s Northwest Area Plan to change the land use designation of approximately 13.57 acres located within the Greystone PDD boundary, east of Green Level to Durham Road and south of Mills Park Drive, from Medium Density Residential (MDR) to Mixed Use (MXD). 

 

The purpose of a comprehensive plan amendment is to evaluate the appropriateness of a proposed land use and/or other issue, need, or opportunity for the subject parcel(s) of land.  Specific development requirements related to the technical aspects of land development, such as access, stormwater management, road improvements, utility line placement, road connectivity and landscape plantings, are not considered during the comprehensive plan amendment process.  However, all of these development issues must be addressed for compliance with existing requirements specified in the Land Development Ordinance (LDO) when the site or subdivision plan is submitted.  All such requirements can be found at http://www.amlegal.com/library/nc/cary.shtml

 

Background Information

 

 

Subject Parcels

 

 

Applicable Comprehensive or Area Plan Requirements:

 

A. Northwest Area Plan:  This request is for an amendment to the Northwest Cary Area Plan, an element of the Town’s Comprehensive Plan.  The current land use designation for this site is Medium Density Residential (MDR) which is defined as single family attached or detached housing at more than three to eight units per acre.  The applicant is requesting the land use designation be changed to Mixed Use (MXD), to provide for some combination of Commercial, Office, and Multi-family uses.  The Northwest Area Plan defines Mixed Use as a mix of commercial, office, and medium to high-density residential uses; a single use does not substantially dominate an entire area.

 

B.  Comprehensive Transportation Plan (CTP):  

The Town’s Transportation Plan identifies two thoroughfares:

Morrisville Parkway

Existing Section:  N/A

Future Section:  4-lane median divided, 100’ ROW

Road Improvements:  Design complete spring 2009 (see Town of Cary website for project details)

Sidewalks Requirements: required on both sides

Bicycle Requirements: 14’ wide outside lanes required

Transit Requirements:  TBD

Traffic Analysis:  N/A

 

Mills Park Drive

Existing Section:  approximately 70’ ROW

Future Section:  proposed Collector Avenue on the Draft CTP Update

Road Improvements:  TBD with CTP update

Sidewalks Requirements: TBD with CTP update

Bicycle Requirements: TBD with CTP update

Transit Requirements:  TBD

Traffic Analysis:  N/A

 

C.  Parks & Greenways Facilities Master Plan: 
According to the approved Parks, Recreation and Cultural Resources Facilities Master Plan and the previously approved Greystone PDD, the applicant has agreed to construct a ten-foot wide asphalt trail along the western side of the property.  A recreation payment-in-lieu will be required for residential development in accordance with the Land Development Ordinance.  Other related issues will be discussed as part of the associated rezoning case, 08-REZ-07.

 

D.  Open Space and Historic Resources Plan: 

According to the Open Space and Historical Resources Plan (OSHRP), this area is identified as an existing agricultural site and was proposed for open space conservation; however, the site was approved for development with the original Greystone PDD.

 

E.  Affordable Housing Plan: 
The Affordable Housing Plan includes the following five goals that are relevant to this case:

1.       Provide for a full range of housing choices for all income groups, families of various sizes, seniors, and persons with special challenges.

2.       Facilitate the creation of a reasonable proportion of the Town of Cary’s housing as affordable units through additional homeownership opportunities for individuals and families earning between 60% and 80% of area median income and affordable apartments for individuals and families earning up to 60% of the area median income.

3.       Encourage the location of high density housing within walking and convenient commuting distance of employment, shopping, and other activities, or within a short walk of a bus or transit stop, through "mixed use" developments, residences created on the upper floors of nonresidential downtown buildings, and other creative strategies.

4.       Facilitate the affordable housing activities of other entities within the Town of Cary, including construction of affordable housing units, homeownership training and marketing assistance.

5.       Assure a quality of living environment and access to public amenities for all residents, present and future, of the Town of Cary, regardless of income.

 

F.  Growth Management Plan:  The Growth Management Plan includes the following three Guiding Principles which are relevant to this case: 

1.       R1 Guiding Principle: Ensure that adequate infrastructure and services are available concurrently with new development.

2.       L1 Guiding Principle: Concentrate growth near existing and planned employment centers and available and planned infrastructure to minimize costly service-area extensions.

3.       L2 Guiding Principle: Ensure that future growth protects sensitive natural resources and protects open space.

 

Comparison of Existing and Requested Land Use Plan Designations

 

 

Applicant’s Justification Statement Submitted May 29, 2008:

 

Provided below are the applicant’s responses to the Comprehensive Plan Amendment Justification Questions contained in the application form.   (The application questions are repeated below.)  Please note that the statements below are that of the applicant and does not necessarily represent the views or opinions of the Town of Cary:

 

How is the proposed request reasonable?  In explaining how it is reasonable, please address the following, if applicable:

 

1.  Describe how the requested amendment is warranted due to changes in conditions, forecasts, or assumptions since the original Comprehensive Plan recommendations were developed.

Response:  Since the Comprehensive Plan recommendations were developed many factors have changed to warrant mixed use in this area.  This area has seen much residential growth develop creating an immediate need for neighborhood services to be readily available to nearby neighborhoods.  I-540 is now planned for areas adjacent to the subject area, Tract A, making the single use designation of medium-density residential not favorable and adding the office, multi-family and commercial components.    The Comprehensive Plan never could have forecasted the current economic market, which has drastically changed in the region, making more affordable housing options like multi-family much needed like never before seen.

2.  Describe how the requested amendment is warranted due to new issues, needs, or opportunities that have arisen in this geographic area since the original Comprehensive Plan recommendations were developed. 

Response:  As mentioned above, the population growth with the development of other Greystone tracts in addition to surrounding residential developments has made a new issue or need of neighborhood commercial needs to be present near-by.  Additionally, the collector, Mills Park Drive, has now been completed, bisecting the tract and creating the ideal opportunity for mixed use on the tract.

3.  Describe how the requested amendment is warranted due to changes in Town policies, objectives, or standards since the original Comprehensive Plan recommendations were developed.

Response:  Recently, the intent of a Planned Unit Development has evolved to encourage a mix of residential and non-residential use, which is the intent of this PDD and CPA amendment request.

4.  Describe how the requested amendment is warranted due to errors or omissions in the current Comprehensive Plan.

Response:  There were no errors in the current Comprehensive Plan, and no foreseen omissions that could have been prevented when the Comprehensive Plan was originally adopted.

 

Criteria for Consideration in Reviewing Comprehensive Plan Amendments:

 

Section 3.2.2(B) of the Land Development Ordinance states that “Proposals to amend the Comprehensive Plan shall be evaluated based upon whether the amendment is necessary in order to address conditions including, but not limited to, the following:

• A change in projections or assumptions from those on which the Comprehensive Plan is based;

Staff Comment:   No changes have been identified.

• Identification of new issues, needs, or opportunities that are not adequately addressed in the Comprehensive Plan;

Staff Comment:   None have been identified.

• A change in the policies, objectives, principles, or standards governing the physical development of the Town or any other geographic areas addressed by the Comprehensive Plan; or

Staff Comment:   None have been identified.

• Identification of errors or omissions in the Comprehensive Plan.

Staff Comment:   None have been identified.