TOWN OF CARY , NORTH CAROLINA
ACTIVITY CENTER CONCEPT PLAN (ACCP)
RECOMMENDATION TO THE TOWN COUNCIL

TOWN OF CARY CASE MANAGER

Beth Lewis, Senior Planner

Phone:  (919) 462-3944
Email:  beth.lewis@townofcary.org

STAFF RECOMMENDATION

Staff recommends approval of the Activity Center Concept Plan.  The ACCP complies with the requirements of LDO Sec. 4.4.2(J) as follows:

·         The Plan has been prepared consistent with the requirements of the Land Development Ordinance (LDO).  It includes the proposed location, size, and use of the buildings.  It provides for connections throughout the site.  It provides the required buffering for the site.  The plan provides for a development that meets the design guidelines for development within an Activity Center with regard to building placement and cohesiveness of development.

·         The Plan provides an appropriate addition to mix of land uses for the overall activity center.  This ACCP provides an office element to the Maynard Crossing Activity Center , an element that is missing in the current Activity Center .  Maynard Crossing has a large retail component, it has institutional uses, it has adjacent medium and high density residential, it but it has very little office development.  This ACCP supplies that office component. 

·         The Plan provides a potential place for public open space.

·         The applicant met with surrounding property owners, to provide information and to address neighborhood concerns.

PLANNING AND ZONING BOARD MEETING

The Planning and Zoning Board had one question concerning an opening in the buffer that appeared on Tract C.  The applicant explained that the opening was an existing driveway from the adjacent Good Shepard Church to this existing residential structure.  The structure is currently owned and used by the Church.  The Board voted unanimously to forward the Plan with a recommendation of approval.

CHANGES SINCE  PUBLIC HEARING

·         Since the Town Council public hearing, an alternate use has been proposed for the property at the corner of High House and NW Maynard Road at the staff’s request.  That parcel was designated as open space, but is now designated for a 3,000 square foot office as an alternate use.  That parcel is approximately .5 acres in size and is impacted by a stream buffer of approximately .22 acres.

·         No protest petitions were filed, no one spoke at the public hearing.

APPLICANT

OWNERS

Jerry Turner
Jerry Turner and Associates, Inc.
905 Jones Franklin Road
Raleigh , NC 27606
(919) 851-7150
Fax (919) 851-7547
jturner@jerryturnerassoc.com

Hi Ho Associates Limited Partng
ATT Michael Sandman
PO Box 19808
Raleigh , NC 27619-9808

LOCATION

MAPS

Southeastern quadrant of the intersection of High House Road and NW Maynard Road

Town of Cary Vicinity Map

Town of Cary Zoning Map

Town of Cary Land Use Map

Master Land Use Plan for High House ACCP

PROJECT DESCRIPTION

The Activity Center Concept Plan as submitted calls for a total of five office buildings on four parcels of land.  The buildings upon completion would contain approximately 46,300 square feet of area.  Two single family residences exist on the property, and this plan provides for the renovation of those residences into offices, housing approximately 10,000 square feet of the total 46,300 square foot floor area.

Parcel

Maximum Density (Du/Ac)

Acreage

Total Building square footage

Minimum Lot Size

0753695787

NA

2.49

23,3000

NA

0753697837

NA

1.03

13,000

NA

0733698975

NA

0.48

6,000

NA

0753699996

NA

0.37

4,000

NA

Total

4.37

46,300 square feet

APPLICANT’S JUSTIFICATION STATEMENT

The proposed property is located within NAC 22 (Maynard Crossing).  The use proposed is office.  Office uses are permitted within an activity center.   Within NAC 22, there is surplus office square footage for development.  The proposed office development will complement the existing uses that are already approved and existing within the NAC.

CURRENT USE & ZONING

Current Land Use:  Low Density Residential (LDR)  

There are a total of four parcels.  Two of them, containing 3.53 acres, are vacant.  The other two, containing 0.85 acres in total, each contain a single-family residence.

Proposed Land Use:  Office/Institutional (OFC/INS) 

The proposed use of the property is office/institutional.

Current Zoning: Residential 40 (R-40), Residential 20 (R-20), Residential 8 (R-8) with an Activity Center Overlay

Proposed Zoning: Unchanged.  Residential 40 (R-40), Residential 20 (R-20), Residential 8 (R-8) with an Activity Center Overlay.  This request is for the approval of an Activity Center Concept Plan.

ADJACENT ZONING & LAND USES

Existing Use

Existing Zoning

Existing Land Use Designation

North:

Retail
Single family residential

General Commercial Conditional Use (GCCU)
Residential 40 (R-40)

Commercial (COM), Low Density Residential (LDR)

East:

Good Shepard United Church of Christ

Residential 40 (R-40)

Medium Density Residential (MDR)

South:

Goddard School

Office and Institutional Conditional Use (OICU)

Low Density Residential (LDR)

West:

Vacant
Goddard School

Residential 40 (R-40)
Office and Institutional Conditional Use (OICU)

Office/Institutional (OFC/INS), Low Density Residential (LDR)

PLANNING

Comprehensive Plan Analysis

No Land Use Plan Amendment is required (Amended 3/16/05 ).  The area is currently designated as an Activity Center on the Land Use Plan.  Therefore, no Land Use Plan Amendment is required to development under the Activity Center guidelines.

Parks and Greenways

There are no parks or greenways proposed for this site according to the Parks, Recreation and Cultural Resources Facilities Master Plan.

Transportation Planning

Maynard Road and High House Road are designated to have ultimate 4- lane median divided cross sections with sidewalk on both sides and 14’ wide outside lanes to accommodate bicycles.  C-Tran service is available to this area.  The development shall meet Town of Cary ordinance requirements regarding connectivity.

School Information

Since this project is non-residential in nature, no school information is required.

ENGINEERING

Environmental Considerations

The project will be required to meet the nitrogen requirements of the Town of Cary .   

Utilities (Water and Sewer)

Development of this property is required to comply with all Town of Cary utility policies and standards.

Traffic Impact Analysis

The development of 46,300 square feet of office uses will not require a traffic impact study because is does not generate more that 100 peak hour trips as defined by the Adequate Public Facilities Ordinance.

PARCEL & OWNER INFORMATION

Property Owner(s)

County Parcel Number

Real Estate ID(s)

Area (Acres)

Hi Ho Associates Limited Partng

0753695787

0040035

2.49

Alexander and Susan Chiaramonti

0753697837

0115559

1.03

Good Shepard United Church of Christ

0753698975

0077302

0.48

Rebecca Sauls

0753699996

0174084

0.37

Total Acreage

4.37