Town of Cary, North Carolina

Comprehensive Plan Amendment Data Sheet

07-CPA-12 Trenton Towns

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 change the land use designation of approximately 11.3 acres located at 2506 Trenton Road from Office/Institutional (OFC/INS) to High Density Residential (HDR).  There is an associated request (07-REZ-28) for to change the zoning from Office/Institutional to Residential Multi-Family Conditional Use.

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: 
The adopted town-wide Land Use Plan designates the parcel as Office/Institutional (OFC/INS).

B. Comprehensive Transportation Plan
Road :  Trenton Rd.

Existing Section:  Approx. 60’ ROW 2-lane road

Future Section:  Approx. 67’ ROW 2-lane road with paved median and wide outside lanes

Road Improvements:  N/A

C. Parks & Greenways Facilities Master Plan:  Greenways Map
According to the Parks, Recreation & Cultural Resources Facilities Master Plan there are no issues related to this site.  A recreation payment-in-lieu may be required in accordance with the Land Development Ordinance.

D.  Open Space and Historic Resources Plan:  According to the Open Space and Historic Resources Plan this site was identified as significant open space due to the mixed upland hardwoods located on the eastern end of the site.  The subject parcel also contains a one-story, traditional frame house built between 1890 and 1920.  According to the Wake County Historic Resources Survey, it is a “nice, intact example” of a “one-story, side-gable triple-A house with 6/6 sash, a wrap-around porch and sidelights framing a single-leaf front door.”  

E.  Affordable Housing Plan: 

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 ($71,600 HUD 2006 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, homeownership training, and marketing of assistance programs.
5. 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.
6. Assure a quality living environment and access to public amenities for all residents, present and future, of the Town of Cary, regardless of income.

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

1. R1 Guiding Principle: Ensure that adequate infrastructure and services are available concurrently with new development.
2. L1 Guiding Principle: Concentrate growth near existing and planned employment centers and available and planned infrastructure to minimize costly service-area extensions.
3. A1 Guiding Principle: Increase permitted densities in preferred growth areas to encourage desired forms of development.

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, needs, or opportunities 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:  There have been no changes in this regard.

• Identification of errors or omissions in the Comprehensive Plan.

Staff Comment:  No errors or omissions have been identified.

Applicant’s Justification Statement Submitted October 25, 2007

Provided below are the applicant’s responses to the Comprehensive Plan Amendment Justification Questions contained in the application form.   (The application questions are repeated below.)  Please note that the statements below are those of the applicant and do not necessarily represent the views or opinions of the Town of Cary:

How is the proposed request reasonable?

The requested Comprehensive Plan Amendment is reasonable in that we are only requesting an amendment to the Land Use Plan.  The subject property is consistent with the Town’s current Transportation Plan as well as its Open Space and Historic Resources Plan.

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

Response:  The demand of reasonably priced housing will be facilitated by the proposed Land Use Plan amendment.  Conditions and forecasts increasingly point out the shortage of reasonably priced housing in this geographic area.

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? 

Response:  The subject property has been on the market for 3+ years with no interest as it is currently zoned.  There is simply not enough traffic along Trenton Road to uphold a dominant Office and Institutional use for the property.  There are several low density and medium density residential land uses in the surrounding area.  A high density residential land use in this geographic area would be desirable.

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? 

Response:  Creating a pedestrian-oriented town home community with the conservation of natural areas located on the eastern portion of the subject property.

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

Response:  The omission of high density residential land use designation between low density residential and office and industrial land use designations.  Locating the residential uses within a business district will help take the burden off major roadways as the commute is reduced.