Town of Cary, North Carolina

07-CPA-02 Chapel Hill Road Planned Development District
Staff Report to the Town Council

Request

The applicant is requesting Council approve an amendment to the Land Use Plan Map of the Comprehensive Plan for approximately 3.1 acres located at 7331 (a portion of) and 7425 Chapel Hill Road from Office/Industrial (OFC/IND), Office/Institutional (OFC/INS), and Commercial (COM) to Commercial (COM) and Office/Industrial (OFC/IND). 

The purpose of a comprehensive plan amendment is to evaluate the appropriateness of a proposed land use and/or other issue, need, or opportunity for the subject parcel(s) 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 comprehensive plan amendment process.  However, all of these development issues must be addressed for compliance with existing requirements specified 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.

Background Information

Subject Parcels

Applicable Comprehensive or Area Plan Requirements:

A. Land Use Plan:  This case proposes to modify the existing Land Use Plan designation.

B.  Transportation
Road 1:  Chapel Hill Road

Existing Section:  150’ ROW, currently 4-lanes

Future Section:  124’ ROW and 6-lane median divided

Road Improvements:  None scheduled

Road 2:  Trinity Road

Existing Section:  70’ ROW, currently 2 lanes

Future Section:  124’ ROW and 6-lane median divided

Road Improvements:  None scheduled

C.  Parks & Greenways:  Greenways Map
The adopted Parks, Recreation, and Cultural Resources Facilities Master Plan recommends the provision of a multi-use trail along Trinity Road in this location, as part of the regional greenways and trails system.

D.  Open Space and Historic Resources:  The multi-use trail noted in item C above is supported by the goals of the Open Space and Historic Resources Plan.

E.  Affordable Housing:  N/A

F.  Growth Management:

1. R1 Guiding Principle: Ensure that adequate infrastructure and services are available concurrently with new development.

Analysis:   The subject parcels are surrounded by existing development.

2. L1 Guiding Principle: Concentrate growth near existing and planned employment centers and available and planned infrastructure to minimize costly service-area extensions.

Analysis:  Water, sewer, and storm lines are located within or near the subject parcels.

Comparison of Existing and Requested Land Use Designations

Town Council Public Hearing April 12, 2007 

A.  Public Hearing Comments

No one came forward to speak at the Town Council public hearing on April 12, 2007.

B.  Town Council Questions and Comments

Town Council comments were related to details associated with the rezoning and not with the broad land use request of this comprehensive plan amendment.

C.  Changes Since the Public Hearing

There were no changes made to the case between the Town Council Public Hearing on April 12, 2007 and the Planning and Zoning Board Meeting on June 18, 2007.

Planning and Zoning Board Meeting June 18, 2007

A.  Public Hearing Comments

No one came forward to speak at the public hearing.

B.  Planning and Zoning Board Actions and Analysis

The Board made a unanimous recommendation to approve this request.

C.  Changes Since the Planning and Zoning Board Meeting

There have been no changes to this case since the Planning and Zoning Board Meeting on June 18, 2007.

Staff Analysis and Recommendation

The current land use designation of the subject parcels includes Office/Industrial (OFC/IND), Office/Institutional (OFC/INS), and Commercial (COM).  The applicant proposes to change the land use designation to Commercial (COM) and Office/Industrial (OFC/IND).  The proposed amendment to the Town’s Land Use Plan moves the Office/Industrial portion from the corner of Chapel Hill Road and Trinity Road south with frontage on Trinity Road only.  This aligns the Office/Industrial (OFC/IND) use with other Office/Industrial (OFC/IND) parcels south of the subject parcels.  This proposed amendment also includes Commercial (COM) land use at the corner of Chapel Hill and Trinity Roads.  A commercial use at this corner is compatible with and may provide support to the existing Hampton Inn Hotel to the immediate east of the site.

Staff recommends approval of this request.

Town Council Criteria for Consideration in Reviewing Comprehensive Plan Amendments:

Section 3.2.2(B) of the Land Development Ordinance states that “Proposals to amend the Comprehensive Plan shall be evaluated based upon whether the amendment is necessary in order to address conditions including, but not limited to, the following:”

• A change in projections or assumptions from those on which the Comprehensive Plan is based;

Analysis:  This statement is not applicable.

• Identification of new issues, needs, or opportunities that are not adequately addressed in the Comprehensive Plan;

Analysis:  The applicant proposes to revise the land use plan designations to create a situation that is more compatible with the existing development.

• A change in the policies, objectives, principles, or standards governing the physical development of the Town or any other geographic areas addressed by the Comprehensive Plan; or

Analysis:  This statement is not applicable.

• Identification of errors or omissions in the Comprehensive Plan.

Analysis:  This statement is not applicable.