Town of Cary, North Carolina

Staff Report to Town Council

07-CPA-03 Parkside Town Commons

Request

The applicant is requesting Council approve an amendment to the Land Use Plan Map of the Comprehensive Plan for the Town of Cary to establish a land use designation for approximately 17.94 acres located at 5128 NC Highway 55 of Mixed Use (MXD) within the Regional Activity Center around the interchange of I-540 and NC Hwy 55.  The request will establish a base land use designation for land currently within the Research Triangle Park (RTP), which is associated with a Voluntary Annexation Petition (07-A-11) and a rezoning (07-REZ-06) request.

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 make an initial land use designation to the Town’s Land Use Plan, an element of the Town’s Comprehensive Plan, as well as to the area plan for this part of Cary, the Northwest Area Plan.  Since the subject parcel has already been recommended for inclusion in the Alston Regional Activity Center via adoption of the Alston ACCP (Activity Center Concept Plan), this amendment is consistent with both the recommended limits of the ultimate boundaries of the Regional Activity Center, and with the mixed use character of the Parkside Neighborhood within the Alston ACCP.

B. Transportation
The Town’s Transportation Plan identifies one major thoroughfare adjacent to the subject parcel:

Road 1:  NC Highway 55

Existing Section:  150’ ROW, 4-lane median divided

Future Section:  6-lane, median divided

Road Improvements:  NCDOT current widening project

C. Parks & Greenways Facilities Master Plan:  Greenway Map
According to the approved Parks, Recreation and Cultural Resources Facilities Plan, a 10’ wide multi-use trail is to be located along the northern side of O’Kelly Chapel Road.  According to the Alston Activity Center Concept Plan, three public art locations are required on site—two pedestrian scale and one gateway feature.  A recreation payment-in-lieu will be required for any subdivided residential units.  According the Open Space and Historical Resources Plan (OSHRP) and the Northwest Area Plan, a 200’ width average buffer is required on both sides of Kit Creek.

D.  Open Space and Historic Resources Plan:  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:  Some applicable goals from the Affordable Housing Plan include:

1. Provide for a full range of housing choices for all income groups, families of various sizes, seniors, and persons with special challenges.
2. Facilitate the creation of a reasonable proportion of the Town of Cary’s housing as affordable units through additional homeownership opportunities for individuals and families earning between 60% and 80% of area median income and affordable apartments for individuals and families earning up to 60% of the area median income.
3. Encourage the location of high density housing within walking and convenient commuting distance of employment, shopping, and other activities, or within a short walk of a bus or transit stop, through "mixed use" developments, residences created on the upper floors of nonresidential downtown buildings, and other creative strategies.
4. Assure a quality living environment and access to public amenities for all residents, present and future, of the Town of Cary, regardless of income.

Affordable housing is defined as dwelling units that cost no more than 30% of the income of families and individuals earning 80% (for buyers) or 60% (for renters) or less of the area median income of $71,600, adjusted for family size (2006 HUD Data).  The applicant is proposing an initial land use designation of Mixed Use (MXD).  There may be opportunities to include affordable housing within the Parkside Town Commons development.

F.  Growth Management:  The Growth Management Plan includes the following three Guiding Principles which are relevant to this case:

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

Analysis:  The subject parcel is located adjacent to Research Triangle Park, the region’s major employment center.

2. A1 Guiding Principle: Increase permitted densities in preferred growth areas to encouraged desired forms of development.

Analysis:  Council policy at the outset of development of the Northwest Area Plan was to encourage higher densities in northwest Cary, especially within about three miles of Research Triangle Park, in order to help reduce commute distances and the average number of commute miles traveled per household in west Cary, as well as to contribute to improvements in regional air quality.

3. Q1 Guiding Principle: Continue Cary’s leadership role in quality growth and development.

Analysis:  The Alston Plan was a community-wide effort and vision for this portion of Northwest Cary.  This plan may help continue Cary’s leadership role in quality development.

Town Council Public Hearing May 24, 2007

A.  Public Hearing Comments

No one came forward to speak at the  public hearing.

B.  Town Council Questions and Comments

There were no questions or comments from Town Council.

C.  Changes Since the Public Hearing

There were no changes made to the case between the Town Council Public Hearing on May 24, 2007 and the Planning and Zoning Board Meeting on July 16, 2007.

Planning and Zoning Board Meeting July 16, 2007

A.  Public Hearing Comments

No one spoke 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 July 16, 2007.

Staff Analysis and Recommendation

There is no current land use designation for the subject parcel.  The request will establish a base land use designation for land currently within the Research Triangle Park (RTP), which is associated with a Voluntary Annexation Petition (07-A-11) and a rezoning (07-REZ-06) request.

The applicant proposes to make an initial land use designation of Mixed Use (MXD).  The Alston Activity Center Concept Plan was approved on March 23, 2006.  The subject parcel is within the Alston Plan boundary and is part of the Parkside Neighborhood as well as the Special District Design Zone.  The initial land use designation, Mixed Use (MXD), is in agreement with the Alston Plan. 

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 item is not applicable.

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

Analysis:  The Alston Activity Center Concept Plan was approved on March 23, 2006.  The subject parcel is within the Alston Plan boundary and is part of the Parkside Neighborhood.

• 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 item is not applicable.

• Identification of errors or omissions in the Comprehensive Plan.

Analysis:  This item is not applicable.