TOWN OF CARY
REQUEST FOR REZONING / LAND USE PLAN AMENDMENT
TOWN COUNCIL IMPACT STATEMENT (12-13-01)
01-REZ-18/01-LPA-14
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PETITIONER |
PROPERTY OWNERS |
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Panther Creek Raleigh LTD Partnership |
Panther Creek Raleigh LTD Partnership Town of Cary |
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LOCATION: |
Green Level To Durham Rd., Carpenter Fire Station Rd., Adjacent to Cary Glen Blvd. And to the SE of the intersection of Carpenter Fire Station Road and Cary Glen Blvd. |
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MAPS: |
Vicinity Map - Small Vicinity Map - Large Zoning Map Aerial Map Land Use Plan Map Stream Buffers Master Land Use Plan Layout Plan Vicinity |
In Town Limits [X] Cary Planning Jurisdiction (ETJ) Only [ ] Annexation Pending [ ]
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PROPOSED SCHEDULE OF MEETINGS |
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TOWN COUNCIL PUBLIC HEARING: |
October 11, 2001 |
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PLANNING & ZONING BOARD: |
November 19, 2001 |
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TOWN COUNCIL: |
December 13, 2001 |
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PARCEL INFORMATION |
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Parcel # |
Realid # |
Area |
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073503014559 "Part" |
0048557 "Part" |
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072504939430 "Part" |
0266897 "Part" |
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Total Acres |
2.56 acres |
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REZONING DATA |
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CURRENT |
PROPOSED |
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Zoning: |
Residential 40 |
Amendment to Residential 40 Planning Unit Development (PUD) |
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Overlay District: |
Jordan Lake Watershed |
Jordan Lake Watershed |
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Land Use: |
Vacant Land |
Amendment consisting of 2.56 acres to the MR-9 parcel to allow more development potential. Second amendment is to allow for town homes to be added as another residential product under single family cluster. |
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REZONING CONDITIONS |
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CURRENT |
PROPOSED |
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Cary Park PUD. See Master Plan for details |
Addition of 2.56 acres to the MR-9 parcel of the Cary Park PUD. See Master Plan for details. |
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REZONING HISTORY |
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98-REZ-17 Rezoning Request to RMF-8CU (withdrawn) |
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SITE DATA |
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WATER/SEWER SERVICE |
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Staff Remarks: Based on information available to town staff, water to the proposed land addition is currently available from an existing 12" water main located on Cary Glen Blvd. Gravity sewer service to the addition will be available via an approved 12" gravity sewer within the parcel (sewer permit # NP01014). |
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TRANSPORTATION |
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Traffic Impact Analysis Required: Yes [ ] No [ X ] |
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The addition of 2.56 acres to MR-9 Mixed Residential parcel will not generate 100 trips during the peak hour or 1000 trips per day. Therefore, no traffic impact study required. |
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ENVIRONMENTAL CONSIDERATIONS |
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The proposed addition, The Hawes Tract, will be subject to the Reservoir Watershed Protection Ordinance and the Nitrogen Removal Ordinance of the Town of Cary. The riparian buffers on this project are already delineated. |
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ADJACENT ZONING AND LAND USES |
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Zoning: |
Land Use: |
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North: |
Residential -40 Planned Unit Development (PUD) |
Cary Park PUD |
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South: |
Residential-40 |
Vacant Land |
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East: |
Residential-40 |
Vacant Land |
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West: |
Residential-40 |
Vacant Land |
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TOWN OF CARY FUTURE LAND USE PLAN DATA |
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CURRENT |
PROPOSED |
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Plan Designation: |
Low Density Residential |
High Density Residential |
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Alternate Designation: |
Traditional Neighborhood Development |
None |
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Activity Center: |
None |
No Change |
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LAND USE PLAN |
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The proposal is to extend the area of a high-density residential parcel, which is located opposite the proposed commercial center of Cary Park. The addition of 2.56 acres will make the enlarged parcel MR-9 easier to develop but not increase the total number of dwellings approved. The principle of development generally complies with the objective of the land use plan to concentrate residential densities where there is good access to services and the proposed amendment is therefore acceptable . |
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OPEN SPACE CONSIDERATIONS |
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Parcel is within "open space system" corridor associated with proposed Panther Creek Greenway. Staff will further evaluate parcel at the site plan stage to determine if additional open space preservation opportunities exist. |
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STAFF ANALYSIS |
This request is to amend two areas within the Cary Park Planned Unit Development. They are:
The first proposal will allow additional land for a site with a maximum density of 195 units. This additional land is not increasing and will allow for a better design on a site severely impacted with perimeter PUD buffers and stream buffers. The topography in this area will restrict the maximum density from being fully developed on a site that was originally encouraged to build with higher densities to ultimately support the Town Center Area across Cary Glen Blvd. from this site.
The second item to allow another product type in Parcels SF-11 and 12 will allow the developer another unit type without increasing density. Staff supports a diversified housing mix in the larger planned unit developments. This will also potentially allow economic diversity in unit types as stated in the original PUD documents.
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STAFF RECOMMENDATION |
Staff recommends approval.
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PLANNING & ZONING BOARD RECOMMENDATION |
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Board voted to forward to Council for approval at the December 13, 2001. |
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TOWN COUNCIL RECOMMENDATION |
To be made after the December 13, 2001 Town Council meeting.
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Information regarding this rezoning case will be on the Internet prior to the public hearing. Our Internet address for this case is http://www.townofcary.org/depts/dsdept/P&Z/rezonings/2001cases/2001index.htm. |
