06-MU-06 Silverton Mixed Use Sketch Plan Case Data

Background Information  

Existing Zoning:  Planned Development District Major (PDD)  Zoning map

Requested:  Mixed Use Sketch Plan (There is an associated PDD amendment (06-REZ-33) to reduce the streetscape buffer to comply with the Town of Cary Mixed Use Center design Guidelines in addition to numerous conditions to address citizen concerns brought up at the neighborhood meeting.)    Sketch plan rendering

Zoning Overlay District:  Silverton Neighborhood Mixed Use Center  

Land Use Plan Designation:  Land use map
The subject parcels are located within the mixed-use Silverton Neighborhood Activity Center, which encompasses all four quadrants around the intersection of Evans Road and NW Cary Parkway.  A neighborhood activity center is intended to include a balanced mix of commercial, office/institutional and residential uses at moderate-to-high densities.    

Acreage:  19.23± calculated (18.83 deeded)  

Location:  Vicinity map

The property is located in the southeastern corner of NW Cary Parkway and Evans Road.  The subject parcels are bounded to the south by Winfair Drive.  

Applicant: 

Paul Rizzardi, Singh Development

5001 Weston Parkway, Suite 106

Cary, NC  27513

(919) 677-1700

Rizzardi@singhmail.com  

Applicant’s Contact Person:  

JW Shearin, Elam, Todd, d’Ambrosi (ETd)

2880 Slater Road, Suite 200

Morrisville, NC 27560

(919) 481-2021

jwshearin@etdpa.com  

Town of Cary Case Manager:

Kevin A. Hales, Planner II

316 North Academy Street

Cary, NC  27513

(919) 462-3944

kevin.hales@townofcary.org  

Summary of Requested Rezoning  

A.  Transportation – Tammy Spivey

Evans Road:

Existing Roadway Section:  4-to 5-lanes, right of way (ROW) width varies

Future Roadway Section:  6-lane median divided, 124’ ROW

Schedule:  N/A

Sidewalk Requirements:  required on both sides

Bicycle Requirements:  14’ wide outside lane required

Transit Requirements:  None  

Cary Parkway:

Existing Roadway Section:  4-lane median divided, 110’ right of way (ROW)

Future Roadway Section:  4-lane median divided, 110’ ROW

Schedule:  N/A

Sidewalk Requirements:  required on both sides

Bicycle Requirements:  14’ wide outside lane required

Transit Requirements:  None  

B.  Traffic Impact Analysis:  A draft traffic impact study has been prepared by town traffic consultant, Wilbur Smith and Associates. 

C.  Parks & Greenways:  Greenways and trails map

A payment-in-lieu will be required for any subdivided residential development.

Reference Information  

Meeting Schedule: 

Town Council Public Hearing

Date:  January 11, 2007  

Planning & Zoning Board:

Date:  March 19, 2007  

Town Council Action:

Date:  April 12 or 26, 2007  

Applicant’s Justification Statement Submitted (11/27/2006)

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:  

How is the proposed request reasonable?  In explaining how it is reasonable, please address the following, if applicable:    

1.  Any issues with the size of the tract?  

There are no issues with the size of the tract.  

2.  How is the request compatible with the comprehensive plan (i.e. Land Use, Transportation, Open Space and Historic Resources)?  

The Comprehensive Plan calls for Commercial with a Neighborhood Activity Center.  This request is adhering to the Comprehensive Plan by providing all components of a Neighborhood Activity Center.  By definition, activity centers contain the highest concentration of activities in the core area with a gradual transition out towards lower density uses.  This is evident in the project design where the proposed commercial uses on the tract are located on the front of the tract adjacent to major thoroughfares and the townhomes provide an excellent transition between those uses and the existing neighborhood along Winfair Drive.  

3.  What are the benefits and detriments to the owner, neighbors and the community?  

The Neighborhood Activity center gives the owner an ample tool to produce an appropriate development.  Existing residents will be provided with services and entertainment within walking distance.  Silverton will still be preserved as an established neighborhood through landscaped natural buffers.  Stormwater management will exceed code requirements and the quality of his development will make this corner a vibrant part of Silverton.  

4.  How are all the allowable uses with the proposed rezoning compatible with, or how do they relate to, the use currently present on adjoining tracts?  

Neighborhood Activity Centers were created to support the surrounding neighborhood.  The build out of this project will provide services to the existing neighbors in the manner that NACs are meant to function.  The townhomes included in this project provide another housing option for the Silverton PDD and provide a transition between the commercial and existing residential.  

5.  What reductions/amendments and/or modifications to the development standards of the LDO are being requested and how are they justified?  (PDD, new or amended)  Applicants must list these items and/or clearly highlight them within the Planned Development Document.  

The Silverton PDD was created prior to the introduction of Activity Centers.  Originally, a 30’ buffer was put in place on the subject parcel along Cary Parkway as well as Evans Road.  However, the Town of Cary Activity Center Guidelines clearly state “limit using buffers to separate neighborhood scale commercial and office uses from residential uses.”  Therefore, a PDD amendment is justified in order to bring this parcel into compliance with Activity Center Guidelines.  

Schools:
The school information is being provided for your review; however, the Wake County Board of Education controls capital projects for school capacities.

Current Enrollment and Building Capacity is based on the 20^th day of the school year for 2005-2006 as supplied by the Wake County Public School System.  School assignment will be determined at the time of development.

*The Projected Number of Additional Students is only a rough approximation.  The actual number of students will vary depending on several variables, such as dwelling unit type, number of bedrooms, dwelling size, and other factors.  For example:  a development consisting of all single bedroom units could contribute as few as 3 students to the school system, while a development of mainly 3 bedroom units would contribute 115 students.  The basis for making this calculation is based on multipliers provided by the Wake County Schools Office of Student Assignment.  During the rezoning process, student yield can not be accurately determined due to unknown variables.