TOWN OF CARY, NORTH CAROLINA
STAFF RECOMMENDATION
 TO TOWN COUNCIL 

ACTIVITY CENTER CONCEPT PLAN PETITION:  05-AC-008 Crossroads

The request is for an Activity Center Concept Plan (ACCP) for high density residential development at a density of 19 DU/AC. The maximum number of units proposed is 350.  The request also includes a 2-story, 30,000 SF office building. 

LAND USE PLAN AMENDMENT:  05-LPA-20 Amend the residential portion of 05-AC-008 from Office and Institutional (OFC/INS) to High Density Residential (HDR). 

LOCATION OF PROPERTY:  Vicinity Map
5520 Dillard Drive

APPLICANT:
Glenda Toppe
Jerry Turner and Associates, Inc.
905 Jones Franklin Road
Raleigh, NC 27606
919-851-7150
FAX: 951-7547
Email: gtoppe@jerryturnerassoc.com

TOWN OF CARY CASE MANAGER:
Philip Smith, Long Range Planning Manager
919/469-4029
philip.smith@townofcary.org

MEETING SCHEDULE: 

TOWN COUNCIL PUBLIC HEARING:  November 10, 2005

Action:  The request was forwarded to the December 19, 2005 Planning and Zoning Board meeting.  

PLANNING AND ZONING BOARD DISCUSSIONS & RECOMMENDATIONS:  December 19, 2005

Action:  The Planning Board forwarded the request to the January 12, 2006, Town Council meeting with the following recommendations:

· Land Use Plan amendment request:  The Planning Board voted unanimously (10-0) to approve the request.

· Activity Center Concept Plan Petition:  The Planning Board voted unanimously (10-0) to approve the request with the condition added by the applicant that the development along Jones Franklin Road will include a 30-foot Type C Aesthetic buffer.  

TOWN COUNCIL ACTION:  January 12, 2006  

CHANGES SINCE THE TOWN COUNCIL PUBLIC HEARING:  The applicant has agreed to provide a 30-foot Type C Aesthetic buffer along Jones Franklin Road.  

NEIGHBORHOOD CONCERNS:  None.  

STAFF RECOMMENDATION:  Staff believes that this request adequately meets the rezoning criteria set forth in the Land Development Ordinance (3.4.1(E)) and recommends approval. The addition of high density residential to a Regional Activity Center is consistent with the goals of the Land Use Plan.  

ZONING:  Zoning Map

Current:  OI (Office/Institutional)

Proposed:  RMF (Residential Multi-family) and OI (Office/Institutional)  

APPLICANT’S JUSTIFICATION STATEMENT (August 29, 2005):  The request is for an ACCP and a Land Use Plan Amendment. The property is located within the Crossroads Regional Activity Center. The land use being proposed for the parcel is high density residential development at a density of 19 DU/AC. The maximum number of units proposed is 350. High-density residential is a permitted use within an RAC. The current land use reflects the zoning of the property. The Land Use Plan Amendment that is proposed will provide for the residential component of the RAC. The proposal meets one of the guiding principles of the Growth Management Plan, which is to concentrate growth near existing activity centers. By providing residential development within the RAC, residents will have the opportunity to walk to the services being provided within the RAC.

TOWN OF CARY LAND USE PLAN DESIGNATION:  Land Use Map

Current:  Office and Institutional (OFC/INS)  

Proposed:  High Density Residential (HDR) for the residential portion of the 05-AC-008 Concept Plan, and Office/Institutional for the office portion of the Concept Plan.

ADJACENT ZONING & LAND USES:  

North:

Existing Use:  Office Park  

Existing Zoning:  Office/Institutional (Raleigh jurisdiction)  

Existing Land Use Plan Designation:  Crossroads City Focus Area (Raleigh Comprehensive Plan)  

East:

Existing Use:  Apartments  

Existing Zoning:  R-15 Conditional Use (Raleigh jurisdiction)  

Existing Land Use Plan Designation:  Mixed Use Area (Raleigh Comprehensive Plan)  

South:

Existing Use:  Vacant land, office building  

Existing Zoning:  OI (Office/Institutional)  

Existing Land Use Plan Designation:  Office and Institutional (OFC/INS)  

West: 

Existing Use:  Crossroads Shopping Center  

Existing Zoning:  GC (General Commercial)  

Existing Land Use Plan Designation:  Commercial (COM)  

Parks & Greenways:  There are no parks or greenways proposed for this site based on the Parks, Recreation and Cultural Resources Facilities Master Plan.  

Traffic Impact Analysis:  The change from OI to OI and RMF should reduce the peak hour trips to this project. A traffic impact study is not required for site plan approval because the request is for a less intensive use than what is currently allowed. The Town Traffic consultant, HNTB, has prepared a Traffic Impact Study for this site, which is currently being evaluated.    

Reference Information:  

Schools:  The school information is being provided for your review; however, the Wake County
Board of Education controls capital projects for school capacities.  

Current Enrollment and Building Capacity is based on the 20^th day of the school year for 2004 as supplied by the Wake County Public School System.  School assignment will be determined at the time of development.  

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.  

Development Plan Issues:   

The purpose of a rezoning is to evaluate the appropriateness of this land use for these parcels of land.  Specific development requirements related to the technical aspects of land development, such as access, stormwater management, road improvements, utility line placement, road connectivity and landscape plantings, are not considered during the rezoning process.  However, all of these development issues must be addressed for compliance with existing requirements spelled out in the Land Development Ordinance (LDO) when the site or subdivision plan is submitted.  All such requirements can be found at http:vic.townofcary.org.