Town of Cary, North Carolina

Staff Report to Town Council

07-CPA-08 Koppers Road Development

Request

The applicant is requesting Council approve an amendment to the Carpenter Community Plan, an element of the Town’s Comprehensive Plan.  The request is to change the land use designation of the Medium Density Residential (MDR) portion of the approximately 12.79 acres located at 6514 Koppers Road to Low Density Residential (LDR). 

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 of the subject parcel from a combination of Low and Medium Density Residential to Low Density Residential only.

B. Comprehensive Transportation Plan
Koppers Rd.

Existing Section: 60’ ROW, 2-lanes

Future Section:  100’ ROW, 4-lane median divided

Road Improvements:  None scheduled

C. Parks & Greenways Facilities Master Plan:  Greenways Map
A 10’ wide greenway trail is proposed along the Kit Creek tributary on the western end of this site.  A recreation payment-in-lieu will be required for any subdivided residential development in accordance with the Land Development Ordinance.

D.  Open Space and Historic Resources Plan:  According to the Open Space and Historical Resources Plan (OSHRP) conservation of an expanded width buffer is called for around the Kit Creek tributary.

E.  Affordable Housing Plan:  The Town of Cary has an adopted Affordable Housing Plan; applicable goals from this 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 80% of area median income of $71,600, adjusted for family size (2006 HUD Data).
3. Strive for innovation and partnerships in the creation of model ordinances, policies, and programs in the area of providing expanding housing opportunities for low- and moderate-income persons.
4. Facilitate the affordable housing activities of other entities within the Town of Cary, including construction of affordable housing units, rehabilitation of existing housing, homeownership training, and marketing of assistance programs.
5. Assure a quality living environment and access to public amenities for all residents, present and future, of the Town of Cary, regardless of income.

Analysis:  At the level of a comprehensive plan amendment, the particular impact of this amendment on the Town’s adopted affordable housing goals cannot be determined; however, low density residential development is often less affordable than moderate and higher density residential development.

F.  Growth Management Plan: 
The Growth Management Plan includes the following Guiding Principle which is relevant to this case:

§         Guiding Principle L1.  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 within an area where urban services are readily available, and is located within 2 miles of Research Triangle Park, the region’s major employment center.

TOWN COUNCIL PUBLIC HEARING – August 23, 2007

The applicant spoke in favor of the amendment; no one else came forward to comment.

PLANNING AND ZONING BOARD PUBLIC HEARING – October 15, 2007

Mr. Billy Maynard, owner of the parcel north of and contiguous to the subject parcel, expressed concern that development of the subject parcel may force the entire burden of building the future extension of McCrimmon Parkway onto his property.  As this is an issue that will need to be addressed at the development stage, Board Member Commiskey recommended that staff note Mr. Maynard’s concerns and work with him at that time.

CHANGES SINCE THE TOWN COUNCIL PUBLIC HEARING

No changes have been made since the public hearing.

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;

Staff Comment:   There have been no changes in this regard.

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

Staff Comment:  No new issues have been identified.

• 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

Staff Comment:  The Carpenter Community Plan map (an element of the Comprehensive Plan) shows the subject parcel as being bisected north-to-south by a future thoroughfare, with the portion of the parcel located on the west side designated Medium Density Residential, and the portion on the east side designated Low Density Residential. The planned route of the future thoroughfare has changed and will no longer bisect the parcel.  The applicant is requesting that the Carpenter Community Plan be amended so that the entire parcel is designated as Low Density Residential.

• Identification of errors or omissions in the Comprehensive Plan.

Staff Comment:  No errors or omissions have been identified.

STAFF ANALYSIS AND RECOMMENDATION

The subject 7.75 acres are a portion of a larger 12.79-acre parcel.  The 7.75-acre portion is currently designated for medium-density residential (MDR), whereas the remainder of the parcel is designated for low-density residential (LDR).  The parcel was “split-designated” in this manner because when the land use plan was adopted for this area in 2005, it was anticipated that Koppers Road would be realigned to go straight through the subject parcel, creating a transition line between medium- and low-density residential.  Since then, rezoning cases have fixed the future alignment of Koppers Road so that it no longer goes through the parcel.  What remains on the land use plan is a 12.79-acre parcel with two different and contiguous land-use designations (MDR and LDR).  The requested amendment would change the designation of the 7.75-acre portion of the parcel to LDR so that the entire parcel would then be designated as LDR.  An LDR designation for the entire parcel is in keeping with other nearby land uses as well as in keeping with the parcel’s location in proximity to the Carpenter National Register Historic District.

For these reasons, Staff recommends approval of this request.