10-CPA-07 Tryon Place at Cary Parkway
Town of
Cary , North Carolina
Comprehensive Plan Amendment - Data Sheet
10-CPA-07 Tryon Place at Cary Parkway
Town Council Public Hearing
July 15, 2010
REQUEST
This Comprehensive Plan Amendment case is a request for a 12.55-acre parcel located at the southeast corner of Tryon Road and Cary Parkway. The applicant is proposing to change the long-range land use designation from Commercial (COM) to High Density Residential (HDR).
NOTE: 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. Technical design standards of the Land Development Ordinance are addressed during review of the site or subdivision plan and can be found at http://www.amlegal.com/library/nc/cary.shtml.
SUBJECT PARCELS
|
Property Owner(s) |
County Parcel Number(s) |
Real Estate ID(s) |
Deeded Acreage |
|
Pirate Properties, Inc. |
0772059432 |
0241803 |
12.55 |
|
Total Area |
12.55 | ||
BACKGROUND INFORMATION
|
Applicant |
Roy Mashburn | ||
|
Agent |
Ken Thompson, RLA, LEED AP, NCLID | ||
|
Acreage |
12.55 | ||
|
General Location |
Southeast corner of intersection of Tryon Road and SE Cary Parkway | ||
|
Tentative Schedule |
Town Council Public Hearing |
Planning and Zoning Board Public Hearing |
Town Council |
|
1 The date of this meeting will be determined after the Planning and Zoning Board recommendation. This case will go to the first meeting Town Council meeting of the month if there is unanimous approval by the Planning and Zoning Board; otherwise, it will go to the second Town Council meeting of the month as a discussion item. | |||
|
Land Use Plan Designation |
Commercial (COM) within a mixed-use Community Activity Center (CAC) | ||
|
Existing Zoning District(s) |
General Commercial Conditional Use (GC-CU) within the Mixed-Use Overlay District (MUOD) (Wellington Park) | ||
|
Town Limits |
Yes | ||
|
Staff Contact |
Meredith Chandler, RLA, AICP | ||
SUMMARY OF PROCESS AND ACTIONS TO DATE
Notification
On June 30, 2010, the Planning Department mailed notification of a public hearing on this request to property owners within 400 feet of the subject property. Notification consistent with General Statutes was published in the Cary News on June 30 and July 7, 2010. Notice of the public hearing was posted on the property June 30, 2010.
COMPREHENSIVE PLAN SUMMARY
A. Southeast Area Plan
The governing land use element for the subject parcel is the Southeast Area Plan, originally adopted in September 2004. The Southeast Area Plan is part of the Town of Cary Land Use Plan, a volume of the Comprehensive Plan. The Southeast Area Plan currently recommends the future land use designation of the subject parcel be Commercial (COM). The applicant proposes to change the land use designation to High Density Residential (HDR), which is defined as single-family attached, detached, or multi-family apartment/condo, at more than eight units per acre.
The subject parcel is also located within a mixed-use Community Activity Center (CAC). The primary focus of a Community Activity Center (CAC) is to provide goods, services, and facilities in support of the surrounding community. They include a mix of commercial, office, institutional uses, and high- and medium-density residential uses.
B. Parks & Greenways Master Plan
According to the Parks and Greenways Facilities Master Plan, there are no issues related to this site.
C. Growth Management Plan
The Growth Management Plan includes the following Guiding Principles that 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. A1 Guiding Principle: Increase permitted densities in preferred growth areas to encourage desired forms of development.
D. Affordable Housing Plan
The Affordable Housing Plan includes the following goals that may be applicable 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. 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.
3. Assure a quality living environment and access to public amenities for all residents, present and future, of the Town of Cary, regardless of income.
E. Comprehensive Transportation Plan
Tryon Road is designated as a Major Thoroughfare.
Existing Section: 4-lane median divided section, 110- to 120-foot ROW
Future Section: Existing
Sidewalks: Existing on both sides
Bicycle Lanes: 14-foot-wide outside lane existing
Status of Planned Improvements: N/A
Southeast Cary Parkway is designated as a Major Thoroughfare
Existing Section: 4-lane median divided section, 110-foot ROW
Future Section: 4-lane median divided
Sidewalks: Existing on both sides
Bicycle Lanes: 14-foot-wide outside lane
Status of Planned Improvements: N/A
F. Open Space Plan
According to the Open Space Plan, there are mixed upland hardwoods on the site. This site was not designated as priority open space for conservation.
G. Historic Preservation Master Plan
There are no known historic buildings on the proposed development site.
APPLICANT’S JUSTIFICATION STATEMENT
Provided below are the applicant’s responses to the Comprehensive Plan Amendment justification questions contained in the application form. (The application questions are repeated). Please note that the statements below are that of the applicant and do 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: The site is currently designated Commercial and is within the Southeast Gateway Area Plan and Wellington Park Community Mixed Use Center. The proposed amendment is to change the land use designation to allow medium and high-density residential uses. Wellington Park Community Mixed Use Center calls for a mixture of land uses to reduce spiral by concentrating a mix of uses in convenient locations, promote an efficient pattern of land uses, provide most of the goods and services needed by citizens in a coordinated and concentrated manner, reduce the number an length of auto trips by placing higher-density housing adjacent to shopping and employment, improve the quality of life for those living in high and medium density housing by having daily conveniences shops, and employment within walking distance and to facilitate auto, pedestrian, bicycle and transit travel, both within the center, and to surrounding neighborhoods.
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: Give the amount of commercial and office development that has occurred in the area, the amendment is warranted to provide residential uses to support the existing adjacent commercial uses. The proposed land use designation will provide the opportunity for nearby residents to reduce the length of time for automobile trips and potentially walk or ride a bike to the support services.
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: The amendment is warranted because the Town encourages medium and high-density residential development adjacent to areas of commercial and office development. As stated in #1 above, this residential land use will be in close proximity to support services and employment opportunities.
4. Describe how the requested amendment is warranted due to errors or omissions in the current Comprehensive Plan.
Response: The amendment is warranted due because the Wellington Park Community Mixed Use Center does provide for medium or high density residential as stated in chapter 6 of the Land Use Plan. The proposed Comprehensive Plan Amendment will support the needs of the surrounding office and commercial uses.
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:
1. A change in projections or assumptions from those on which the Comprehensive Plan is based;
2. Identification of new issues, needs, or opportunities that are not adequately addressed in the Comprehensive Plan;
3. 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
4. Identification of errors or omissions in the Comprehensive Plan.