TOWN OF CARY

REQUEST FOR REZONING/LAND USE PLAN AMENDMENT

PLANNING & ZONING BOARD IMPACT STATEMENT (01-16-01)

00-REZ-32/00-LPA-08

APPLICANT(S)

OWNER(S)

Charles J. Niskey, Jr.
8718 Chapel Hill Road
Cary, NC 27513
Ph: (919) 468-5423
lriwater@aol.com

Charles J. Niskey, Jr.
8718 Chapel Hill Road
Cary, NC 27513
Ph: (919) 468-5423
lriwater@aol.com

LOCATION:

8718 Chapel Hill Road

 

 

 

 

 

 

 

 

 

 

 

In Town Limits [X] Cary Planning Jurisdiction (ETJ) Only [ ]

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED SCHEDULE OF MEETINGS

TOWN COUNCIL PUBLIC HEARING:

November 9, 2000

PLANNING & ZONING BOARD:

December 18, 2000 – TABLED

January 16, 2001

TOWN COUNCIL:

February 8, 2001

PARCEL INFORMATION

Parcel #

Realid #

Area

0764.14-23-9637

0039892

2.32 acres

REZONING DATA
 

CURRENT

PROPOSED

Zoning:

Residential-12

Residential Multi-family-12 Conditional Use

Overlay District:

None

None

Land Use:

Single family dwelling

Multi-family dwellings

 

REZONING CONDITIONS

CURRENT

PROPOSED

NOTE: The conditions in bold were added since the public hearing.

None
  1. A 50 foot Type A Opaque buffer will be provided along Chapel Hill Road.
 

2. The total number of units shall not exceed twenty-one (21).

 

3. The product type shall be limited to townhouses.

 

4. Each unit shall be provided with shutters, dormers and covered porches. Additionally, the rooflines shall alternate between the units.

 

5. The townhouses located closest to Chapel Hill Road shall feature architectural elements that resemble a front elevation, including shutters, dormers and covered porches. This shall apply to those portions of the townhouses that face Chapel Hill Road.

 

6. There shall be no vehicular use area between Chapel Hill Road and the townhouses located closest to Chapel Hill Road.

REZONING HISTORY

There has been no prior rezoning of this property.

SITE DATA

WATER/SEWER SERVICE

Staff Remarks: Public water and sewer service is available for the subject property.

TRANSPORTATION

Traffic Impact Analysis Required: Yes [ ] No [ x ]

Staff Remarks: A traffic impact analysis report is not required per the Town’s Adequate Public Facilities Ordinance.

 

ENVIRONMENTAL CONSIDERATIONS

Staff Remarks: The property is not within a Reservoir Watershed Protection District.

 

WAKE COUNTY SCHOOL CAPACITY IMPACTS:
 

Current Enrollment

Building Capacity

Projected Number of Additional Students

Elementary

Northwoods Elementary School

656

548 permanent seats (plus 4 mobile units) = 648 total seats

4

 

 

Middle

West Cary Middle School

988

826 permanent seats(plus 6 mobile units) = 976 total seats

2

High

Green Hope High School

1352

1,727 permanent seats (no mobile units)

3

Preschool

(0-4 years)

      

4

 

 

 

  • Be advised that 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. A more definitive estimation will be done at the time of site plan submittal, which is when the applicant is required to secure a Certificate of Adequate Educational Facilities from the Wake County School System.

ADJACENT ZONING AND LAND USES
 

Zoning:

Land Use:

North:

Residential Multi-Family-8

Townhouses

South:

Downtown Residential

Single family dwellings & triplex

East:

Residential-12 & Residential Multi-Family-8

Single family dwelling & Townhouses

West:

Residential-12 & Residential Multi-Family-8

Townhouses

 

TOWN OF CARY FUTURE LAND USE PLAN DATA
     
 

CURRENT

PROPOSED

Plan Designation:

LDR – Low Density Residential

HDR – High Density Residential

Alternate Designation:

None

N/A

Activity Center:

None

N/A

 

LAND USE PLAN AMENDMENT HISTORY

None.

 

STAFF ANALYSIS AND RECOMMENDATION

CHANGES SINCE PUBLIC HEARING: *Yes [ X ] No [ ]

* See new zoning conditions in bold above.
 

PROTEST PETITION FILED: Valid [ x ] Invalid [ ] None Filed [ ]
 

REZONING REQUEST

Analysis: The property owner is requesting that the current zoning of R-12 be changed to RMF-12CU. The current zoning of R-12 requires single-family dwellings on lots of at least 12,000 square feet, which is considered low-density residential development. The proposed zoning of RMF-12CU would allow 21 townhouse units, which is considered high-density residential development. The following is an evaluation of the pros and cons of the rezoning request:

Pros
  • Will allow high density residential development within walking distance of a public school, which is a concept encouraged by the Wake County Public School System
  • Will put high density residential development within walking distance of downtown Cary
  • The proposed townhouses are a similar land use to the existing townhouses along the western, northern and northeastern portions of the property. There are also other forms of multi-family housing in the vicinity, such as a duplex and triplex along the south side of Chapel Hill Road
  • The draft Town Center Area Plan designates the property as being suitable for high-density residential development
  • There is currently adequate high-school capacity to accommodate the new students

Cons
  • Will generate more traffic than would low-density residential development
  • The elementary and middle schools are currently slightly over-capacity.

The rezoning request is accompanied by a request to consider amending the Land Use Plan from its current designation of low-density residential development to high-density residential development. When completed in 1996, the Land Use Plan envisioned certain areas of Town that would need to have their own detailed, highly-specific master plans, termed "area plans." Downtown Cary was one such area. As such, a detailed land use study of downtown was not done in 1996. Hence, the Town Center Area Plan was subsequently begun. For many of the same reasons as mentioned in the "pros" above, staff and the Town Center Area Plan Advisory Committee feel that high-density residential development would be appropriate for the subject parcel.

Recommendation: Staff recommends approval of the rezoning request and approval of the Land Use Plan amendment.

 

Information regarding this rezoning case will be on the Internet prior to the public hearing. Our Internet address for this case is www.townofcary.org/ Departments/Planning and Zoning/Current Zoning Cases/00-rez-32