09-REZ-12 Montague Properties
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Town of Cary, North Carolina |
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Rezoning Staff Report to the Town Council |
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09-REZ-12 Montague Properties |
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Town Council Meeting – December 10, 2009 |
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REQUEST |
To Amend the Town of Cary Official Zoning Map To Apply Initial Zoning |
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Associated Annexation Petition 09-A-09 |
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11301 Penny Road (Southeast corner of Penny Road and Ten Ten Road) |
Town Limits |
No |
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ETJ |
No |
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Deeded Acreage |
2.86 |
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Existing Zoning District |
General Business (GB) (Wake County) |
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Proposed Zoning District |
Office/Research and Development (ORD) |
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Valid Protest Petition |
Not applicable to initial zoning at time of annexation |
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NOTE: The purpose of the rezoning is to determine whether or not the land uses and densities allowed in the proposed zoning district are appropriate for the site. 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. |
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BACKGROUND |
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The property contains an existing non-residential multi-tenant building built in 1986 and a telecommunications tower. Based on information provided by the applicant, the existing uses in the building are as follows: |
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5,000 sf - Vehicle Service, Light |
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2,000 sf - Personal Service |
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3,000 sf - Research Laboratory (electronics) |
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2,000 sf - Light Manufacturing (kitchen cabinets) |
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3,000 sf - Warehouse/Distribution (Carolina Copperhead sports league) 4,600 sf – Vacant |
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The property owner has requested annexation into the Town of Cary. The existing septic system is near capacity and can accommodate only two additional employees. Connection to public sewer is needed in order to lease 4,600 square feet which is currently vacant. |
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The site is adjacent to the Apex Utility Boundary Agreement and the Town of Apex was notified of the public hearing. |
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SUBJECT PARCELS |
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Property Owner(s) |
County Parcel Number(s) (10-digit) |
Real Estate ID(s) |
Deeded Acreage | |||||||||||||||||
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LT Montague Properties, LLC |
0751-64-7729 |
0107281 |
2.66 | |||||||||||||||||
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Harvey L Montague |
0751-64-6900 |
0095170 |
0.20 | |||||||||||||||||
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Total Area |
2.86 |
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SCHEDULE |
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Public Hearing |
Planning & Zoning Meeting |
Town Council Action |
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October 22, 2009 |
November 16, 2009 |
December 10, 2009 |
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contact Information |
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Applicant |
H. Lynwood Monague, Jr. |
Agent |
Same as Applicant |
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5416 Den Heider Way |
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Raleigh, NC 27606 |
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(919) 422-6910 |
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lynwoodmontague@yahoo.com |
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Staff Contact |
Mary W. Beerman, AICP - Senior Planner |
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(919) 468-4342 |
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mary.beerman@townofcary.org |
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SUMMARY OF PROCESS AND ACTIONS TO DATE |
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Notification |
On October 7, 2009, notification of the Town Council public hearing on the request was mailed to property owners within 400 feet of the subject property. In addition, notification consistent with General Statutes was published in the Cary News on October 7 and 14, 2009. |
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Town Council Public Hearing |
The public hearing was held on October 22, 2009. There were no comments or concerns expressed by the public or members of the Town Council. |
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Changes Since Public Hearing |
None |
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Planning and Zoning Board Meeting |
The Planning and Zoning Board considered the request at its November 16, 2009 meeting and recommended approval by a vote of 9-0. |
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CONSISTENCY WITH LAND DEVELOPMENT ORDINANCE |
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Based on the existing uses within the building, the zoning district to which the site most closely conforms is ORD (Office/Research and Development). Four of the existing uses are allowed by right in the ORD district. The remaining use, Vehicle Service, Light is allowed in ORD as a Special Use. Upon annexation and application of initial zoning, the existing vehicle service use would be treated as a permitted use. Approval of a Special Use Permit would be required for any expansion or modification in the future. |
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Streetscape |
The existing streetscape is non-conforming due to the 2005 realignment of Penny Road to create a 90-degree intersection with Ten Ten Road. The northeast corner of the parking lot abuts the right-of-way of Penny Road. |
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Traffic |
It appears that the existing Wake County Zoning is very comparable to the proposed ORD Zoning with respect to uses and trip generation. Therefore, a traffic study would not be required at rezoning. However, if the 4600 sf vacant building generates 50 or more peak hour trips as referenced by the ITE Trip Generation Manual under our current APFO with a new tenant after being annexed, a traffic study would be required. If the parcel is redeveloped, a new traffic study may be required at that time. In either instance, the applicant should contact the Town of Cary Engineering Department Traffic staff to determine if a traffic study may be required in the future. |
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Criteria for Consideration in Reviewing Rezonings |
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Section 3.4.1(E) of the Land Development Ordinance sets forth the following criteria that should be considered in reviewing rezonings: |
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1. The proposed rezoning corrects an error or meets the challenge of some changing condition, trend or fact; |
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2. The proposed rezoning is consistent with the Comprehensive Plan set forth in Section 1.3 (LDO); |
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3. The Town and other service providers will be able to provide sufficient public safety, educational, recreational, transportation and utility facilities and services to the subject property while maintaining sufficient levels of service to existing development; |
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4. The proposed rezoning is unlikely to have significant adverse impacts on the natural environment, including air, water, noise, stormwater management, wildlife and vegetation; |
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5. The proposed rezoning will not have significant adverse impacts on property in the vicinity of the subject tract; |
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6. The proposed zoning classification is suitable for the subject property; |
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ISSUES AND CONCERNS |
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No staff or citizen issues or concerns have been identified. |
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Applicable Comprehensive or Area Plan Requirements |
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Plan element |
STAFF COMMENTS |
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Land Use Plan |
Section 6.4 of the Town of Cary Land Use Plan defines three limited nonresidential use categories including “Commercial [Outside of Activity Center]” – commercial, office, and institutional. The Land Use Plan allows these uses on small-scale properties (1-4 acres) at arterial intersections not designated as activity centers and that may not be viable as a residential use. This property is located at the intersection of Penny Road and Ten Ten Road - both arterial roadways. The proximity of these roads, small scale of the site and existing use indicate that this property may not be viable as a residential use. The zoning designation of ORD (Office/Research and Development) is consistent with the definitions and intent of Section 6.4 of the Town’s Land Use Plan. |
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Growth Management Plan |
The Growth Management Plan includes the following three Guiding Principles which are relevant to this case: |
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1. R1 Guiding Principle: Ensure that adequate infrastructure and services are available concurrently with new development. |
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Analysis: The existing building will be connected to the Town’s existing utility and |
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transportation infrastructure. |
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2. L1 Guiding Principle: Concentrate growth near existing and planned employment centers and available and planned infrastructure to minimize costly service-area extensions. |
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Analysis: The Town’s existing utility and transportation infrastructure is adjacent to the |
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property. |
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3. A2 Guiding Principle: Ensure that the overall amount of development in Cary is consistent with the Town’s growth management goals. |
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Affordable Housing Plan |
The Affordable Housing Plan is not applicable to this case. |
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Comprehensive Transportation Plan |
Penny Road is designated as a Major Thoroughfare |
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Existing Section |
3 lanes, approx. 60’ ROW |
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Future Section |
4-lane median divided |
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Sidewalks |
sidewalks on both sides |
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Bicycle lanes |
14’ wide outside lanes |
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Transit |
No transit requirements for this location |
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Status of Planned Improvements |
N/A |
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Ten Ten Road is designated as a Major Thoroughfare |
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Existing Section |
3 lanes, approx. 60’ ROW |
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Future Section |
4-lane median divided |
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Sidewalks |
sidewalks on both sides |
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Bicycle lanes |
14’ wide outside lanes |
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Transit |
No transit requirements for this location |
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Status of Planned Improvements |
N/A |
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Parks & Greenways Master Plan |
According to the Parks, Recreation and Cultural Resources Facilities Master Plan there are no issues related to this site. |
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Open Space and Historic Resources Plan |
According to the Open Space and Historic Resources Plan there are no significant natural or historical resources associated with this site. |
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ORDINANCE FOR CONSIDERATION |
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09-REZ-12 Montague Properties |
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AN ORDINANCE TO AMEND THE OFFICIAL ZONING MAP OF THE TOWN OF CARY TO ESTABLISH ZONING FOR APPROXIMATELY 2.86 ACRES LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF TEN TEN ROAD AND PENNY ROAD OWNED BY LT MONTAGUE PROPERTIES, LLC AND HARVEY L MONTAGUE BY APPLYING OFFICE/RESEARCH AND DEVELOPMENT (ORD) ZONING AND WATERSHED PROTECTION OVERLAY DISTRICT WITH SWIFT CREEK SUB-AREA ZONING TO PROPERTY CURRENTLY ZONED GENERAL BUSINESS (GB) WAKE COUNTY |
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BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF CARY: |
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Section 1: The Official Zoning Map is hereby amended to establish initial Town of Cary Zoning for the area described as follows: |
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PARCEL & OWNER INFORMATION |
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Property Owner(s) |
County Parcel Number(s) (10 digit) |
Real Estate ID(s) |
Area ± (Acres) |
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LT Montague Properties, LLC |
0751-64-7729 |
0107281 |
2.66 |
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Harvey L Montague |
0751-64-6900 |
0095170 |
0.20 |
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Total Acres |
2.86 |
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Section 2: That initial Cary zoning of Office/Research and Development (ORD) and Swift Creek Sub-Area of the Watershed Protection Overlay District is applied to this Property subject to all the requirements of the Cary Land Development Ordinance (LDO) and other applicable laws, standards, policies and guidelines. |
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Section 4: This ordinance shall be effective on the date of adoption. |
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Adopted and effective: December 10, 2009 |
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Harold Weinbrecht, Jr. |
Date |
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Mayor |
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