06-REZ-26 Village at the Park PDD Amendment
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06-REZ-26 Village at the Park Planned Development District Amendment Background Information Existing Zoning: Zoning map Planned Development District (PDD) Existing Zoning Conditions Tract 1: Requested Zoning: Planned Development District (amended) Proposed Zoning Conditions Land Use Plan Designation: Land use map The recommended future land use for the parcel is Mixed Use (MXD). The parcel is also located within a larger mixed-use Neighborhood Activity Center (NAC), where a focused mix of commercial, office, and residential uses are recommended across the entire activity center, taken as a whole. Therefore, no Comprehensive Plan Amendment (CPA) is required. Acreage: Location: Vicinity map Applicants: Applicant’s Contact: Town of Cary Case Manager: Summary of Requested Rezoning A. Transportation Alston Avenue: NC 55 Highway: Kit Creek Road: Existing Roadway Section: 2-lane, 100’ Right-of-way (ROW) B. Traffic Impact Analysis: C. Parks & Greenways: Greenways and trails map Reference Information Meeting Schedule: Town Council Public Hearing Planning & Zoning Board: Town Council Action:
Summary of proposed amendments to existing Village at the Park PDD (PDD Master land use map)
Applicant’s Justification Statement Submitted September 25, 2006 Please note that the following statement is 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. Any issues with the size of the tract? The reductions to the previously approved Planned Development document will eliminate any size issues because it will allow for more innovative design as well as pedestrian interconnectivity. 2. How is the request compatible with the comprehensive plan (i.e. Land Use, Transportation, Open Space and Historic Resources)? The request is compatible with the comprehensive plan because it will act as the residential component with the entire Village at the Park Planned Unit Development creating an undeniable mixed-use component. 3. What are the benefits and detriments to the owner, neighbors and the community? The Village at the Park will be a significant asset to West Cary, and one that will demonstrate the excellence that can be achieved through mixed-use development. Its location is convenient to Research Triangle Park and will not only reduce trips to the Park for those that live within the development, but also benefiting the entire community by reducing the impact of traffic on surrounding areas. 4. How are all the allowable uses with the proposed rezoning compatible with, or how do they relate to, the uses currently present on adjacent tracts? The initial rezoning was done as a Planned Unit Development because of this all of the uses on adjacent tracts were planned and designed to benefit the other to create a unique development – the sum of the whole is greater that the parts. 5. What reductions/amendments and/or modifications to the development standards of the LDO are being requested and how are they justified? (PDD; new or amended) Applicants must list these items and/or clearly highlight them within the Planned Development document. Please see pages 4A and 4B of the Planned Development document for a breakdown in square footage reductions on tract 1 and 2. Schools The school information is being provided for your review; however, the Wake County
Current Enrollment and Building Capacity is based on the 20th day of the school year for 2006-2007 as supplied by the Wake County Public School System. School assignment will be determined at the time of development. *The Projected Number of Additional Students is only a rough approximation. The actual number of students will vary depending on several variables, such as dwelling unit type, number of bedrooms, dwelling size, and other factors. The basis for making this calculation is based on multipliers provided by the Wake County Schools Office of Student Assignment. During the rezoning process, student yield can not be accurately determined due to unknown variables. Development Plan Issues The purpose of a rezoning is to evaluate the appropriateness of this land use for these parcels 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 rezoning process. However, all of these development issues must be addressed for compliance with existing requirements spelled out 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. Changes since the Public Hearing No changes have been made to the proposed amendment since the Public Hearing. Feedback at the Public Hearing Staff presented the rezoning case to Council and the Applicant was on hand to respond to concerns raised by Council. There were no citizens present to speak for or against the project. Council expressed concerns regarding the conversion of Office land to Multi-family uses. Concerns were also raised regarding the effect of the change on the balance of uses in the Planned Development District. One citizen had contacted a Council member and expressed concern about a lack of proper notice to surrounding communities. Staff Observations: The Village at the Park Planned Development District was approved in 2002. The intent in the Northwest Area Plan was to create an intense mixed use center at the intersection of NC Highway 55 and Kit Creek Road. This was to be surrounded by High Density and Medium Density Residential. The original Village at the Park Planned Development District fits this vision well by offering two mixed use developments, one on either side of Kit Creek Road, with the remainder of the PDD devoted to High and Medium Density Residential. At the time of the original PDD adoption, the Research Triangle Foundation was requesting personal service and smaller office uses to serve the employee base located within RTP. Based on the information submitted, the proposed PDD amendment reflects changing market considerations and support from the RTF for housing close to RTP employment centers and to support neighboring commercial development. The proposed PDD amendment affects the various components of the previously approved PDD in the following ways:
Based on the fact that the property also falls within the Village at the Park Mixed Use Overlay District, the balance of uses in the Mixed Use Center after the approval of this amendment are as follows: Retail: 0 existing, 94,755 square feet proposed Office: 0 existing, 88,240 square feet proposed Residential Units: 434 under construction, 939 total units proposed (734 high density, 151 medium density and 54 low density) The ideal Neighborhood Mixed Use Center would contain roughly 250,000± square feet of non residential floor space and serve approximately 600 to 1,500 dwelling units. At a minimum, 1 multifamily unit should be provided for each 1,000 square feet of non-residential floor space. The Village at the Park Mixed Use Center contains 182,995 square feet of office and retail in addition to 200,000 proposed square feet of church space (382,995 square feet of total non-residential floor space). This would ideally generate a minimum of 383 multi-family units (734 are currently proposed or under construction). In addition to the residential units contained in the PDD, the mixed use center also includes 54 single family homes to bring the total number of residential dwelling units in the Mixed Use center to 939. Taken in context with the remainder of the area, the proposed PDD amendment is consistent with the Neighborhood Mixed Use Center concept. Case Summary: In looking at the proposed amendment independent of the remainder of the PDD: Pros:
Cons:
In looking at the amended Planned Development District as a whole: Pros:
Cons:
Overall, the proposed amendment is consistent with the Comprehensive Plan and the Mixed Use Center concept. Though the proposed amendment represents a step in a different direction from the original PDD approval, the PDD, as amended, still meets the underlying intent of providing for support businesses and office space to support the needs of the RTP employment base, simply on a smaller scale. With the further development of the Alston Activity Center approximately a half mile south of the subject parcel, the proximity of the regional activity (mixed use) center (Alston) somewhat reduces the need for the non-residential component of the neighborhood activity (mixed use) center (Village at the Park) at this intersection. The additional dwelling units will help to support the commercial and office components of that regional mixed use center. Note that a significant amount of office (88,000 square feet) is still being proposed for the tract immediately to the south of the subject parcel. Planning and Zoning Board Motion Action: The Planning and Zoning board moved that the case be forwarded to Council for final action with the recommendation for approval. This motion passed 7-2 so the case will be scheduled during the land development discussion portion of the meeting. Discussion focused on the conversion of office floor space to multi-family residential. Additionally there was some discussion on the remaining balance of uses in the mixed use center and PDD as well as how future changes may (or may not) impact the Alston Regional mixed use center Adoption Motion: The Cary Town Council moves to adopt an ordinance to approve this Rezoning request, finding that it is consistent with the Town of Cary Comprehensive Plan and any other officially adopted plans that are applicable. Furthermore, the proposed amendment represents a reduction in the impacts on surrounding properties from the originally approved PDD. Denial Motion: The Cary Town Council finds that this request is not consistent with the current Town of Cary Comprehensive Plan or other officially adopted plans that may be applicable for the following reasons: 1. Ordinance for Consideration: 06-REZ-26 AN ORDINANCE TO AMEND THE OFFICIAL ZONING MAP OF THE TOWN OF CARY TO CHANGE THE ZONING OF APPROXIMATELY 15.17 ACRES LOCATED in the Northwest quadrant of the intersection of BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF CARY: Section 1: The Official Zoning Map is hereby amended by rezoning the area described as follows (“Property”):
Section 2: That the Property is rezoned from Planned Development District (PDD) to Planned Development District Amendment (PDD) subject to the conditions set forth here within and in the Original Village at the Park PDD adopted September 22, 2006 (except as hereby amended) and all the requirements of the Cary Land Development Ordinance (LDO) and other applicable laws, standards, policies and guidelines. Section 3: This ordinance shall be effective on the date of adoption. Adopted and effective:
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