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06-CPA-05
Wellington Park Comprehensive Plan Amendment 1. Background Information Current
Comprehensive Plan Designation:
Commercial (COM) Acreage: Approximately 12.92 Location: Southeast quadrant of Tryon Road at Cary Parkway Vicinity map Applicant: Applicant’s
Contact: Town
of Cary
Case Manager: 2. Summary of Requested Comprehensive Plan Amendment A. Proposed Land Use Land use map The applicant is requesting that the future land use recommended by the Cary Land Use Plan be changed from “Commercial” (COM), to Medium Density Residential (MDR). B.
Transportation Existing Roadway Section: Tryon Road: 3-lanes, approximately 90’ Right-of-way (ROW) Cary Parkway: 5-lane, median divided, approximately 110’ ROW Future
Roadway Section: C. Traffic Impact Analysis This proposal is a down zoning, therefore no TIA is required for zoning. However, a TIA will be required for site plan. A TIA is been prepared by Town traffic consultant HNTB. D. Parks & Greenways Greenways map According to the Parks, Recreation and Cultural Resource Facilities Master Plan, there are no parks or greenway issues related to this site. 3. Feedback at Town Council Public Hearing May 11, 2006: The applicant’s representative, Jeremy Anderson stated there was little potential for commercial uses as required stream buffers took away all of the frontage along Tryon Road. The medium density residential will provide a transition between the single family residential areas in Lochmere to the office and commercial uses nearby. A Wellington Park resident expressed concerns regarding the traffic on Tryon Road and all of the new multi-family and commercial developments planned for Tryon Road near the Crossroads Activity Center. She requested a traffic signal be placed at the intersection of Wellingborough Drive and Tryon Road. Town Council Comments: Council Member Jack Smith noted that this activity center had been successful in attracting quality office development and asked the applicant and staff to consider whether changing the land use to Office and Institutional might be better than Medium Density Residential. 4. Staff Observation on Plan Amendment Wellington Park is designated as a Community Activity Center. According to Chapter 6, Section 6.6.2 of the Land Use Plan, a community activity center should contain plus or minus 500,000 square feet of non-residential space floorspace and higher density residential uses of at least 1 multifamily unit per 1,000 square feet of non-residential floorspace. The non-residential floorspace should be divided equally between commercial and office and institutional uses. In evaluating requests for land use amendments within activity centers, staff first examines the current mix of uses within the center and the impact the requested amendment would have on the desired mix. The table below depicts this information for the Wellington Park Activity Center: Wellington Park Community Activity Center Current and Proposed Mix
*These
150 units are nursing home units and may be more appropriately classified
as O&I. These units would
not likely provide the benefit to the activity center in terms of
commercial and job support that other types of residential uses provide. As
the table shows the Wellington Park Activity Center is under-developed in
all categories from what is normally desired in a community center
although there is currently a good balance between commercial and O&I
uses. The most serous
shortfall is in the residential category.
Staff
is supportive of the requested amendment for the following reasons:
Applicant’s
Justification Statement Submitted
(March
27, 2006) (Please note that the following statement is that of the applicant and does not necessarily represent the views or opinions of the Town of Cary): This request is to amend the Wellington Park CAC to allow single-family attached (town homes) at the southeast corner of the intersection of Tryon Road and Southeast Cary Parkway. The property is currently zoned General Commercial-Conditional Use. Attached residential units are designated and an integral element of the WPCAC. A medium density residential use would compliment the commercial retail at the opposite corner (Wellington Shopping Center) and provide a transition to the single-family homes to the east. The proposed amendment to the Future Land Use Plan would change the existing Commercial designation to Medium Density Residential. MDR would offer a transition from the intersection to the existing single-family residential to the east. Environmental constraints (a 100’ stream buffer), provides a natural buffer against Tryon Road and limits the usability of this site for its existing land use, Commercial. 5. Planning and Zoning Board Recommendation (July 17, 2006) The Planning and Zoning Board unanimously recommended approval of the request to amend the Town of Cary Comprehensive Plan for reasons consistent with the staff’s evaluation. (Vote 9-0) Changes since the Planning and Zoning Board Meeting: None 6.
Reference Information Planning
& Zoning Board Action: The Planning and Zoning Board forwarded the request to Town Council for approval. Town
Council Action 7. Town Council Motion Options MOTION TO ADOPT COMPREHENSIVE PLAN AMENDMENT AN ORDINANCE TO AMEND THE COMPREHENSIVE PLAN OF THE TOWN OF CARY TO CHANGE THE DESIGNATION OF APPROXIMATELY 12.92 ACRES LOCATED at the SOUTHEAST QUADRANT OF TRYON ROAD AT CARY PARKWAY FROM COMMERCIAL (COM) to Medium Density Residential (MDR). BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF CARY: Section 1: The Comprehensive Plan of the Town of Cary is hereby amended by changing the future land use designation for properties identified below from Commercial (COM) to Medium Density Residential (MDR):
Section 2.This ordinance shall be effective on the date of adoption. [Vote] MOTION
TO DENY COMPREHENSIVE PLAN AMENDMENT [Vote] |
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