06-CPA-08 Silverton Comprehensive Plan Amendment
Case Data

1.  Background Information 

Current Comprehensive Plan Designation  Land use map
Office/Institutional (OFC/INS)

Requested Comprehensive Plan Designation
High Density Residential (HDR)  

Acreage
Approximately 5.88  

Location  Vicinity map
Intersection of NW Cary Parkway and Evans Road – (The property is located at the end of Geyer Court.  Geyer Court is located northeast of Evans Road, approximately 450’ southeast of the intersection of Evans Road and NW Cary Parkway.)  

Applicant:
Glenda Toppe
Jerry Turner and Associates, Inc
905 Jones Franklin Road
Raleigh, NC 27606
(919) 851-7150

Town of Cary Case Manager:
Philip E. Smith, Comprehensive Planning Manager
316 N Academy Street, Cary, NC 27513
(919) 469-4029
philip.smith@townofcary.org

2.  Summary of Requested Comprehensive Plan Amendment    

Transportation   
NW Cary Parkway
Existing Roadway Section:  3 lanes with a median tapering down to 2 lanes without a median, 106’ right-of-way (ROW)
Future Roadway Section:  4 lanes with a median, 112’ ROW
Schedule:  N/A
Sidewalk Requirements:  Both sides
Bicycle Requirements:  Wide outside lanes (WOL)
Transit Requirements:  None  

Traffic Impact Analysis
The proposed residential use will generate less traffic volume than the existing Office and Institutional uses. Therefore, no traffic impact study is required for this amendment.  A traffic impact study may be required for site plan.  

Parks & Greenways  Greenways map
According to the approved Parks, Recreation and Cultural Resources Facilities Master Plan, the following park and greenway facilities are required within this project:

·  A proposed Public Greenway is located along the northern and eastern property lines.  A 30’ easement will be required to be dedicated and credited against the parkland dedication.

·  A 6’ wide paved private connection(s) will be required to any public greenway.

·  A parkland dedication of 1.37 acres (48/35) will be required to meet the Land Dedication Ordinance;

The PRCR Advisory Board will review this project at its October 2, 2006 meeting.  

3.  Reference Information  
Meeting Schedule:
Town Council Public Hearing
Date: August 10, 2006
Action:  

Planning & Zoning Board:
Date:  September 18, 2006
Action:  

Town Council Action:
Date:  October 12 or 26, 2006  

Applicant’s Justification Statement Submitted (July 24, 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):  

1.  Describe how the requested amendment is warranted due to changes in conditions, forecasts or assumptions since the original Comprehensive Plan recommendations were developed?

The original Comprehensive Plan designated office for this tract.  The Plan reflected the use adopted for the Silverton PDD.  Since that time, the Town has designated Silverton as a neighborhood activity center overlay district that permits the use proposed.  According to the Town Land Use Plan a neighborhood activity center should have approximately 250,000 square feet of non-residential floor space, divided approximately equally between office and commercial uses.  There should be at least 1 residential unit for every 100 square feet (sf) of non-commercial floor space.  Within Silverton, the office use component has already been met with over 145,000 sf of office uses.  While there are no commercial uses developed at this time, there are more than 21 acres of vacant land within the activity center designated for commercial uses.  Given these figures, the proposed use is reasonable.  There will be less traffic generated with the proposed town homes and the use is compatible with the adjacent Windbrooke town homes.  

2.  Describe how the requested amendment is warranted due to new issues, needs, or opportunities that have arisen in this geographic area since the original Comprehensive Plan recommendations were developed?

This property is now located in an overlay district that allows the use proposed.  The activity center lies adjacent to the Weston area, a major employment center for the Town.  The proposed use will provide housing in close proximity to this employment center thus reducing the frequency and length of trips and associated traffic.  

3.  Describe how the requested amendment is warranted due to changes in Town policies, objectives, or standards since the original Comprehensive Plan recommendations were developed? 

The adoption of the overlay district by the Town of Cary since the original Planned Development was approved now encourages mixed use and provides for the opportunity to request residential town homes through the Mixed Use Sketch Plan process.  This request does that.  

4.  Describe how the requested amendment is warranted due to errors or omissions in the current Comprehensive Plan?

The amendment is warranted due to changes in the Town’s development regulations.  The proposed use is also consistent with development patterns in the area.