Planning and Zoning Board Report

CARY ELEMENTARY SCHOOL EXPANSIONS & RENOVATIONS

Project Number: 01-SP-155

 

PROJECT DESCRIPTION:

The site is located at the existing Cary Elementary School and is bordered by Kildaire Farm Road, Dry Avenue, and Faculty Avenue. The plans propose the construction of a new two-story brick classroom building containing 52,889 square feet facing Kildaire Farm Road. The plans also proposed interior renovations of the existing classroom building facing Faculty Avenue and the existing gymnasium. The existing historic building facing the intersection of Dry Avenue and South Academy Street is not a part of this project. The site contains 16.3 acres, is zoned Residential-12 with the Reservoir Protection District overlay, and is inside Cary’s town limits. According to Section 14.1.10(b)(3) of the Cary zoning code, the Town Council must approve a reduction in the width of the required streetscape.

PLANNING AND ZONING BOARD RECOMMENDATION:

The Planning and Zoning Board voted 7 to 2 to recommend approval of the site plan including the following staff recommendations:

- Approval of the site plan including the request to reduce the width of the Kildaire Farm Road
streetscape as requested;

- Waivers from Dry Avenue bike lane payment-in-lieu, Kildaire Farm Road widening, South Harrison
Avenue Extension construction, right-of-way dedication for Dry Avenue; and

- Delay in right-of-way dedication for the South Harrison Avenue Extension.

STAFF RECOMMENDATION:

Staff recommends approval of the site plan with the reduction of the 30-foot required width streetscape on Kildaire Farm Road. The dedication of additional right-of-way on Kildaire Farm Road reduced the existing streetscape width and necessitated this request for a reduction from the required 30-foot streetscape. The proposed plant material where a reduction in width of the required streetscape is requested exceeds the requirements of Section 14.1.8(b) of the Cary zoning code and effectively mitigates the reduction. Under Section 14.1.10(b)(3), the Town Council may make exception to the minimum width for developments within the downtown area and for redevelopment sites.

The Town Center Area Future Land Use and Transportation Plan identifies the elementary school site for institutional use. The plan proposes an urban type streetscape between 20-feet and 10-feet. Continued school use is therefore consistent in general. The existing two-story building will no longer be used as a school. The Town is currently investigating the potential reuse of this building.

Staff also recommends the following concerning Thoroughfare Plan requirements:

  • Waivers from Dry Avenue bike lane payment-in-lieu, Kildaire Farm Road widening and S. Harrison Avenue Extension construction.
  • Waiver from right-of-way dedication for Dry Avenue.
  • Delay in right-of-way dedication for the S. Harrison Avenue Extension.

STAFF REVIEW OF ZONING REQUIREMENTS:

Staff Contact: Planner

Art Chard Phone:462-3944

Email: achard@ci.cary.nc.us

Zoning & Land Use Plan Compliance

Description:

Excluding the request to reduce the width of the 30-foot streetscape, the plan complies with all zoning requirements.

Landscape:

Description:

The plan complies with all landscape requirements.

Staff Conclusion:

The applicant has proposed the installation of plant material that exceeds the requirements of Section 14.1.8(b) of the Cary zoning code in the areas where a reduction in width of the required streetscape is requested. The additional plant material effectively mitigates the reduction of the width of the streetscape.

Building Elevations

 

Description:

The new classroom building will contain 52,889 square feet and be constructed predominantly of red brick. Buff-colored brick is proposed as an accent on portions of the building. The building will have a flat roof except for the clerestories, which will have slate blue sloped roofs.

Staff Conclusion:

The building will utilize materials and colors similar to those already used on the existing buildings.

TRAFFIC

Staff Contact:

Dick Moore Phone:462-3937

Email: dmoore@ci.cary.nc.us

Description: Existing school to be replaced. Therefore, new trips will not exceed 1000 ADT or 100 peak hour trips.

Staff Conclusion: No traffic impact study required.

ROADWAY DESIGN

Staff Contact:

Tammy Spivey Phone:462-3933

Email: tspivey@ci.cary.nc.us

Description:

Dry Avenue is designated on the Town’s Thoroughfare Plan to have an ultimate 45’ b/b cross section (3 lanes - 14’ outside lanes and a 12’ center turn lane) centered within a 67’ r/w. Dry Avenue currently has a 41’ b/b cross section and a 41’ right-of-way. The School Board is requesting a waiver from the bike lane payment-in-lieu (as is allowed pursuant to Town Council decision in August 2001) as well as right-of-way dedication.

Kildaire Farm Road is designated on the Town’s Thoroughfare Plan to have an ultimate 57’ b/b cross section (4 lanes undivided with 14’ wide outside lanes) centered within a 79’ r/w. Kildaire Farm Road currently has a 45’ b/b cross section and a 60’ right-of-way. The school expansion plans propose right-of-way dedication to meet current Thoroughfare Plan dimensions. The School Board is requesting a waiver from widening Kildaire Farm Road.

Harrison Avenue Extension is designated on the Town’s Thoroughfare Plan to extend through the southwest corner of the school property as a 2 lane undivided roadway. The School Board is requesting a waiver from constructing the Harrison Avenue Extension on the school property and also requesting that the right-of-way dedication be delayed until a final alignment of this road has been determined.

The School Board will provide a letter committing to dedicate the right-of-way once the alignment is determined.

Staff Conclusion:

 1.  Staff supports the School Board's request for a waiver from the bike lane payment-in-lieu and right-of-way dedication along Dry Avenue for the following reasons:
  • A 3-lane cross section currently exists and there are no vehicular capacity problems along Dry Avenue.
  • The Town has no plans to widen Dry Avenue to accommodate bike lanes in the near future.
2.  Staff supports the School Boards request for a waiver from widening Kildaire Farm Road for the following reasons:
  • Sufficient pavement exists for a 4 lane undivided cross-section and there are no vehicular capacity problems along this section of Kildaire Farm Road.
  • The Town has no plans to widen Kildaire Farm Road to the south of the school site in the near future.
  • The school has agreed to dedicate (and incorporated into their site plan) additional right-of-way along their frontage for possible future widening.
3.  Staff supports the School Boards request for a waiver from constructing Harrison Avenue Extension and also for delaying right-of-way dedication for the following reasons:
  • The final alignment of the Harrison Avenue Extension has not been determined.
  • The Town has no monies currently budgeted for the Harrison Avenue Extension.
  • The extension may be as many as 8 to 10 years away.
  • The School Board has agreed in writing to dedicate the necessary right-of-way within 120 days of the final alignment being determined.

UTILITIES

Staff Contact:

Shuyan Tian Phone:469-4381

Email: stian@ci.cary.nc.us

Description: Adequate water and sewer improvement is to be provided for the proposed expansion.

Staff Conclusion: Utility design meets the requirements of town policies and standards.

STORM WATER

Staff Contact:

Tom Horstman Phone:469-4347

Email: thorstma@ci.cary.nc.us

Description: This project is located in the Swift Creek Watershed and is required to meet the Reservoir Watershed Protection Ordinance and the Nitrogen Control Ordinance of the Town of Cary. These requirements are being met through the use of a bio-retention area on the project.

Staff Conclusion: The project meets all the Stormwater requirements of the Town of Cary.

PARKS, RECREATION AND CULTURAL RESOURCES


Staff Contact:  Joe Godfrey 462-3863
Email: jgodfrey@ci.cary.nc.us

Description: Revise parent drop off area as illustrated in 12/28/02 sketch by DTW Architects & Planners. The parent turnaround was reduced from 70 feet in width to 65 feet to allow for possible, future expansion of the back stage area.

Staff Conclusion: This minor revision to the parent drop off area will provide some flexibility to the future use of the existing historic building fronting South Academy Street.


PROPERTY OWNER NOTIFICATION AND CONCERNS

Adjoining property owners were notified of the project, and staff met with one adjoining property owner on Faculty Avenue. The following are a list of major concerns and how they were addressed:

1.  There was concern about how the fire truck was going to access the western side of the original school building as they do now. Presently, they pull through the existing parking lot, which has street access on both ends. In the proposed plan, the southern access is closed and the lot dead ends.

The Fire Department has reviewed the plans, and the applicant has addressed the comments regarding relocation and addition of hydrants. The Fire Department has stated that the elimination of access through this parking lot will not create a problem.

2.  There was a concern about a traffic signal at Byrum Street or if it was going to be limited to right-in/right-out?

        According to the Engineering Department, no traffic signal is proposed.

 3.  There was a concern about adequate on-site parking with the elimination of some of the on street parking on            Kildaire Farm Road.

The school exceeds the required parking requirements as per the Cary zoning code. Staff observations are that there are numerous parking spaces available on site and parking occurs on the street because of the convenience. Parking will be eliminated on Kildaire Farm Road.

APPEARANCE COMMISSION RECOMMENDATIONS
  1. Consider revising the color of the aluminum coping to a lighter bronze color closer to the color of the door frames.
  2. Look at relocating the proposed light pole that is centered on the proposed drive at the intersection of Kildare Farm Road and Byrum Street. Consider a location that does not place it directly at the head of the drive.
  3. Add a note to the drawings at the proposed Harrison Avenue extension that briefly details the agreement between the Town of Cary and the Wake County Public School System.
  4. Consider revising the area of stucco at the Main Entry in light of the potential for the material to be damaged in this area.  Consider changing to the buff-colored accent brick for a height of 10-feet above the finished floor elevation.

Staff Observations: The applicant has addressed the Appearance Commission's comments and recommendations.