TOWN OF CARY
REQUEST FOR
REZONING/COMPREHENSIVE PLAN AMENDMENT
PLANNING AND ZONING
IMPACT STATEMENT
99-REZ-17
APPLICANT(S) |
OWNER(S) |
|
| Charles Elam Elam, Todd, d'Ambrosi, P.A. 2601 Weston Parkway, Suite 203 Cary, NC 27513 (919) 678-1071 (919) 678-1290 (fax) etd@bellsouth.net |
Jefferson
L. Sugg PO Box 93 Cary, NC 27512-0093 |
|
| LOCATION: 204 South Academy Street | ||
| MAPS: | Vicinity Zoning Land Use Plan Overlay Zoning |
|
In Town Limits [X] Cary Planning Jurisdiction (ETJ) Only [ ]
PROPOSED SCHEDULE OF MEETINGS |
|
| TOWN COUNCIL PUBLIC HEARING: | October 14, 1999 |
| PLANNING & ZONING BOARD: | December 20, 1999 At this meeting, the Board forwarded the rezoning request to the Town Council with a recommendation that the Council send the case back to the January 18, 2000 Planning Board meeting. This was due to the traffic study not being completed. |
| PLANNING & ZONING BOARD: | January 18, 2000 (meeting canceled due to inclement weather |
| PLANNING & ZONING BOARD: | February 21, 2000 |
| TOWN COUNCIL: | March 9, 2000 |
PARCEL INFORMATION |
||
Parcel # |
Realid # |
Area |
076418416195 |
0045271 |
0.78 acres |
076418414272 |
0064473 |
0.64 acres |
1.42 acres |
||
REZONING DATA |
CURRENT |
PROPOSED |
|
| Zoning: | Downtown
Residential Office & Institutional |
Business 1 |
| Overlay District: | Core
Neighborhoods Overlay Town Center B Overlay |
Town Center A Overlay |
| Land Use: | Low Density Residential | Commercial |
REZONING CONDITIONS |
|
CURRENT |
PROPOSED |
N/A |
N/A |
REZONING HISTORY |
N/A |
SITE DATA |
WATER/SEWER SERVICE |
| Staff Remarks: There are existing public water and sanitary sewer lines available to serve the subject site. |
TRANSPORTATION |
| Traffic Impact Analysis Required: Yes [ X ] No [ ] |
| Staff
Remarks: Staff conducted a traffic impact
analysis report for the rezoning request. According to
the information provided by the applicant, the traffic
study assumed a 5,200 square foot office, 21,050 square
foot retail center and 29 residential units. The study analyzed the West Chatham Street/ Harrison Avenue intersection and the West Chatham Street/South Academy Street intersection for AM and PM peak periods for the years 1999 (existing) and 2001(buildout). Using the Institute of Transportation Engineers Trip Generation Manual, the proposal would generate a total of 1,310 daily trips of which a total of 247 vehicle trips are expected in the weekday AM period. During the PM period, 127 trips can be expected. Traffic generated by the site will be primarily to and from S. Academy Street, N. Harrison Avenue, and W. Chatham Street. Intersection analyses indicate that under Existing Conditions, both intersections operate at acceptable service levels during the weekday AM peak hours. During the PM peak hours, both intersections operate at a LOS F. Under 2001 No-Build Conditions, which account for normal traffic growth development by others, and the planned intersection improvements, the W. Chatham at N. Harrison intersection will operate acceptably during both peak-hours (improved PM service level due to Chocolate Smiles project). The W. Chatham at S. Academy intersection will operate at good service levels during the AM peak-hours, and a LOS F during the PM peak-hour. With the addition of site traffic related to the mixed-use project, W. Chatham at N. Harrison intersection will continue to operate acceptably during both peak-hours. The W. Chatham at S. Academy intersection will continue to operate acceptably during the AM peak, and poorly during the PM peak-hour. Review of the intersection analyses indicates that the proposed project has a minor impact on the study area intersections as compared to future 2001 No-Build conditions. The intersection of W. Chatham at S. Academy operates poorly under Existing, No-Build and Build conditions during the PM peak-hour. The project causes a minor increase to the delay of this intersection. To improve operations at this intersection during the PM peak-hour, the traffic signal should be rephased to provide a northbound protected/permissive phase for the left-turn movement. This improvement will require additional traffic signal hardware and will result in acceptable service levels at this intersection. Depending on the timing of the submittal of a site plan for the subject property, the project may be required to rephase the W. Chatham/S. Academy intersection. The Town of Cary is currently undertaking a transportation study for the downtown. As part of this study, the Town will identify improvements in the downtown that will enhance the effectiveness of the transportation system in and around downtown Cary. The study is part of the larger Town Center Area Plan project. |
ENVIRONMENTAL CONSIDERATIONS |
| Staff Remarks: The subject property is located within the Swift Creek Reservoir Watershed District. |
ADJACENT ZONING AND LAND USES |
||
Zoning: |
Land Use: |
|
| North: | Business-1/ Town Center A Overlay | Ashworth Village and W. Chatham Street |
| South: | Downtown Residential and Office & Institutional/Town Center B Overlay | First Baptist Church |
| East: | Business-1/ Town Center A Overlay | Ashworth Village, First Baptist Church and S. Academy Street |
| West: | Business-1/ Town Center A Overlay | Jordan Building, Pupsi and parking lot for First Baptist Church |
TOWN OF CARY FUTURE LAND USE PLAN DATA |
||
CURRENT |
PROPOSED |
|
| Plan Designation: | Low Density Residential | Commercial |
| Alternate Designation: | None | None |
| Activity Center: | Special Opportunity Site | None |
EXISTING LAND USE PLAN AMENDMENT HISTORY |
| None |
STAFF ANALYSIS AND RECOMMENDATION |
| CHANGES SINCE PUBLIC HEARING: *Yes [ ] No [ X ] |
| PROTEST PETITION FILED: Valid [ ] Invalid [ ] None Filed [ X ] |
LAND USE PLAN AMENDMENT |
| Analysis:
The Land Use Plan Map has these parcels designated as
Low Density Residential since that is the current use of
the properties. When the Land Use Plan was prepared, it
did not specify the future land use designations for the
downtown area and recommended that a special study be
completed. Currently, staff is working on completing the
Town Center Area Plan, which will set forth the design
vision for the area. It is probable that the Plan will
recommend that these properties be designated for
commercial or mixed use. The Plan will also include
appearance and intensity recommendations for the downtown
"core" area. Recommendation: Staff recommends approval of the Land Use Plan amendment. |
REZONING REQUEST |
| Analysis:
The rezoning request is a reasonable land use
proposal. First, the property would be subject to the
development standards set forth within the Town Center A
Overlay district. To ensure compatibility within the
downtown area, these development standards address a
variety of site-related issues, such as setbacks,
buffers, building height, decorative sidewalk, street
trees and a number of architectural design features.
Because the property is located within the downtown, the
Appearance Commission, Planning & Zoning Board and
Town Council are required to review any new development.
This will give the Board an opportunity to critique the
site plan once it is submitted to the Town. Additionally,
the UDO provides the Town Council considerable latitude
in denying a site plan that does not contribute to the
village character, integrity and attractiveness of
downtown Cary. Second, the rezoning request will probably
be consistent with the Town Center Area Plan, which will
likely envision commercial and mixed-use developments
within the core of downtown. Third, the traffic impact of
the proposed rezoning is minimal and can be offset with
signal modifications. Secondly, there are two existing houses on the subject property. One of the houses, the Mayton House, is located at 204 S Academy Street, just behind Ashworth Village. This Bungalow house was built sometime between the late 19th century and the 1920-30s. The other house, the Ivey-Ellington House (a.k.a Ivey-Waddell House), is located at 135 W Chatham Street. An excellent example of a Gothic Revival-style cottage, this house was probably constructed sometime in the 1870s. Questions have been raised regarding the adequacy of parking. Unlike other zoning districts, the B-1 district does not have minimum parking requirements. However, staff, the Planning & Zoning Board as well as the Town Council will be afforded the opportunity to review the parking impact of the proposed development at the time of site plan submittal. The Town Council has the right to deny the site plan should it feel that the development will have an adverse impact on the downtown. Also, as part of the re-write of the Unified Development Ordinance, and in conjunction with the development of the Town Center Area Plan, the necessity for parking in downtown Cary will be re-evaluated. Recommendation: Staff recommends approval of the rezoning request. |
