TOWN OF CARY
REQUEST FOR REZONING / LAND USE PLAN AMENDMENT
TORREY HOMES TOWN COUNCIL IMPACT STATEMENT (OCTOBER 10, 2002)
REZ-10/02-LPA-06

PETITIONER

PROPERTY OWNER

Elam Todd D’Ambrosi
2601 Weston Parkway, Suite 203
Cary, NC 27513

(919) 678-1071
Fax: (919) 678-1290 

Morrisville Ten Limited Partnership
c/o Glenn Futrell
PO Box 3006
Cary, NC 27519-3006

LOCATION:

NE of Davis Drive and Morrisville Carpenter Road intersection (north of Ridgemont)

MAPS:

Vicinity Map - Small
Vicinity Map - Large
Zoning Map
Aerial Map
Land Use Plan Map
Stream Buffers
Open Space
Town Council Vicinity
Existing Level of Service
Future Level of Service

In Town Limits [X] Cary Planning Jurisdiction (ETJ) Only [ ] Annexation Pending [ ]

 

PROPOSED SCHEDULE OF MEETINGS

TOWN COUNCIL PUBLIC HEARING:

August 8, 2002

PLANNING & ZONING BOARD:

Tuesday, September 24, 2002

TOWN COUNCIL:

October 10, 2002

 

PARCEL INFORMATION

Parcel #

Realid #

Area

074516834762

0030785

4.00 acres

074516749648

0072359

54.47 acres

Total: 58.47 acres

 

REZONING DATA
 

CURRENT

PROPOSED

Zoning:

Planned Employment Center (PEC)

Residential Mixed Conditional Use (RM-CU)

Overlay District:

N/A

N/A

Land Use:

Vacant Land

Residential Mixed

 

REZONING CONDITIONS

CURRENT

PROPOSED

N/A
  • Overall densities shall be limited to 6 dwelling units per acre.
 
  • Dwelling units on 074516749648 and adjacent to the common property line with the Ridgemont Subdivision shall contain single-family detached lots that are comparable in size and setbacks to the adjacent Ridgemont single-family lots.
 
  • Dwelling units shall be limited to 32 feet in height.
 

1)Total dwelling units shall not exceed a total of 270 units (4.7 d.u. per acre).
 

2) Dwelling units on 074516749648 and adjacent to the common property lines with the following Ridgemont Subdivision lots shall contain single-family detached lots that are equal to (or greater than) 110’ in depth and 85’ in width: 202 Leacroft Way (074516745294); 200 Leacroft Way (074516746294); 114 Leacroft Way (074516747274); 112 Leacroft Way (074516748253); 110 Leacroft Way (074516749243); 108 Leacroft Way (074516840222); 106 Leacroft Way (074516841212); 104 Leacroft Way (074516841293); 102 Leacroft Way (074516842272); 100 Leacroft Way (074516843252).
 

3) A twenty-five foot (25’) wide undisturbed tree save buffer shall be provided along the common property lines outlined above. This twenty-five foot (25’) buffer shall be in addition to 110’ lot depth dimension described above and shall be maintained as common open space.
 

4) Single-family detached residential units (as described in conditions above) shall consist of no less than twenty-two (22) units. These units shall conform to the above standards and be designated so that they form a transition between the remainder of the proposed development and Ridgemont subdivision.
 

5) The following uses otherwise allowed in RM shall be prohibited: churches; schools; public utility facilities; public safety stations; group homes; outdoor amphitheaters; nursing homes; and life care communities.
 

6) The development shall extend Town Hall Drive through the northeast corner of the property to the northern property line. Town Hall Drive shall meet all of the approved design standards for this street and shall include left and right turn lanes into the site. Pending NC DEHNR Division of Water Quality approval for the required stream crossing, at least one public street connection will be made to Town Hall Drive. This connection shall form the primary entry/access into the proposed subdivision.
 

7) Streets and stubs shall be connected to Ridgemont and Savannah communities. These street stubs shall form a "T" intersection and not extend further south toward Morrisville-Carpenter Road. A duel sided sign shall be posted at this intersection stating that construction traffic shall be prohibited through the Ridgemont and Savannah subdivisions. This sign shall remain while all construction is conducted.
 

8) A street stub shall also connect to the western property line 0745655438 (Fulp) and the eastern property line (to tie into the street stub for the approved Downing Glen Subdivision). The Downing Glenn street stub connection shall be made with the first Certificate of Occupancy for any single-family detached dwelling unit.
 

9) If requested by the Town of Cary, a 100’ wide greenway shall be provided along the entire stretch of stream in the north east corner of the property. An additional 50’ wide greenway shall be offered to the Town that shall connect to the western property line (as generally depicted in Zoning Exhibit A). Furthermore, a minimum of three (3) acres of open space (in addition to the greenways mentioned above) shall be provided. This open space shall count toward all open space requirements, but shall be provided so that it is contiguous to the proposed greenway areas. This open space area shall also be reserved for future use as parkland if requested by the Town of Cary.
 

10) A pedestrian connection (via sidewalk or path) shall be provided to cross the USGS stream in the northeast corner of the site. This pedestrian connection shall provide a pedestrian link between Town Hall Drive and the greenway system (described in the above condition).
 

11) The area within Wake County PIN 074516834762 shall remain undisturbed except for the following provisions: maintenance of existing or required utilities and their associated easements; removal of any noxious, diseased or infested vegetation deemed detrimental to the health of the surrounding tree stand; and construction of required road improvements along Morrisville-Carpenter Road (limited to the frontage only with the new right-of-way and any slope easements).
 

12) Development shall be generally consistent with the layout and information provided with Zoning Exhibit A submitted as part of this case.
 

NOTE: Items in Bold are conditions added since the public hearing; items with a strike-through are items that have been deleted since the public hearing.

 

REZONING HISTORY

Residential-30 to IP, Approved 9/27/90

 

SITE DATA

WATER/SEWER SERVICE

Staff Remarks: The site will be served by TOC water via the waterline on Morrisville Carpenter Road. To access TOC sanitary sewer service, the developer of the site will be required to construct Crabtree Tributary Interceptor from the site to tie to Crabtree Creek Interceptor.

 

TRANSPORTATION
Traffic Impact Analysis Required: Yes [ ] No [ x ]
1.  The Proposed Residential Mixed Conditional Use (RM-CU) is a down-zoning.
     The 58 acres will generate:

                                AM peak hour trips                  PM peak hour trips

PEC                                       718                                      685
Proposed rezoning                  132                                      161

2.   Traffic Impact Study is not required for downzoning.  The Study is provided for information only.

3.  Traffic Impact Study is required for site plan.

4.  The site connectivity re-directs 20% of total site traffic.  This connectivity also provides better access to the residents of Ridgemont and Savannah subdivisions.

A Traffic Impact Study was conducted by Town of Cary traffic consultant Sear-Brown Engineering dated July 2002.

Executive Summary


This traffic assessment has been conducted to evaluate the effects the proposed Torrey Homes subdivision will have on the adjacent transportation network. The subdivision is located on the west side of Town Hall Drive north of Morrisville – Carpenter Road and south of McCrimmon - Koppers Parkway.

Full build out of the proposed subdivision is expected to occur by 2007. Therefore, this assessment has been conducted for existing conditions (2002), as well as background conditions and future conditions by 2007. The approved developments of Davis Commons, Barnett Shopping Center, the Savannah subdivision and the Dowling Glenn subdivision were incorporated into background conditions. Additionally, a 3% per year growth rate was applied to existing traffic volumes to account for traffic volume growth originating outside of the study area. As part of background development a number of improvements are planned at the Morrisville-Carpenter Road intersections of Davis Drive and Chapel Hill Road through both public works and mitigation resulting from private development. These improvements include widening of Davis Drive, as well as adding turn pockets and including traffic signal phasing and timing improvements at the Morrisville-Carpenter Road intersection of Davis Drive. The Chapel Hill Road and Morrisville-Carpenter Road intersection will receive signal-timing adjustments only.

The proposed development will have its primary access onto Town Hall Drive and will have secondary access to Morrisville Carpenter Road via a connection to the existing Ridgemont Subdivision and the approved Savannah Subdivision. The development will also have a secondary access to Davis Road via a connection through Davis Commons shopping center at some time in the future. The project will consist of 240 townhouses and 30 single-family homes. The following table summarizes the trip generation.

Table 1
Trip Generation Summary
240 Townhouses and 30 Single-Family Homes

                                                                  TOTAL           ENTER      EXIT

Morning Peak Hour            
Townhouse                           101                 17                84
Single-Family Homes               31                  8                23
Total Trips                            132                25              107

Evening Peak Hour
Townhouse                            125                 84               41
Single-Family Homes                36                23                13

Total Trips                            161               107                54

These trips were distributed onto the transportation network at all four possible access points based on observed travel patterns and employment/population centers in the area.

This development is located in the town’s "Base Benefit Zone" with the overall Level of Service

‘D’ considered acceptable. Where background conditions have an overall Level of Service below ‘D’ no drop in overall delay is acceptable for signalized intersections. For unsignalized intersections the approach can not drop below a Level of Service ‘d’ or decrease in Level of Service where the approach is already below Level of Service ‘d’ under background conditions.

Based on these parameters, the proposed development’s traffic will not impact the adjacent transportation network operations. The Level of Service at each of the study intersections will be maintained. On the following page is a table summarizing the capacity analysis. Since the access point on Town Hall Drive will be the primary access point to the development and the most heavily utilized of all four access points it is recommended that the driveway be constructed with a left and right turn lane exiting the development and one lane entering the development.

The following sections of this report document the analysis methodology, procedures and assumptions taken in this assessment.

Thoroughfare Requirements:

  • Town Hall Drive is specified to have an ultimate cross section of 78’ back-to-back within a 100’ right-of-way. The 78’ back-to-back section consists of 2 lanes in each direction (14’ outside lanes & 12’ inside lanes) with a center-landscaped median.
  • Connection to all adjacent existing street stubs is a requirement of the Town’s connectivity ordinance

 

 

Table 1
Level of Service

Intersection

Existing
2002

Background 2007

Projected
2007

AM

PM

AM

PM

AM

PM

Chapel Hill Road / Morrisville – Carpenter Road Overall

D
(49.9)

E
(59.9)

E
(61.3)

F
(128.3)

E
(61.1)

F
(128.3)

EB Approach

F

F

F

F

F

F

WB Approach

D

D

C

E

C

F

NB Approach

D

C

E

F

E

F

SB Approach

C

E

C

F

C

F

Davis Drive / Morrisville – Carpenter Road Overall

E
(66.6)

F
(327.9)

C|
(33.2)

F
(82.4)

C
(33.3)

F
(80.6)

EB Approach

F

F

D

E

D

F

WB Approach

F

F

D

F

D

F

NB Approach

D

F

C

D

C

D

SB Approach

B

E

B

F

B

F

Town Hall Drive / Morrisville – Carpenter Road

  

EB Approach

a

a

a

a

a

a

SB Approach

a

b

b

d

c

d

Gartiot – Millet Drive / Morrisville – Carpenter Road

  

EB Approach

a

a

a

a

a

b

WB Approach

a

a

a

a

a

a

NB Approach

c

c

c

f

c

f

SB Approach

b

c

c

d

c

d

Town Hall Drive / McCrimmon-Koppers Parkway

  

WB Approach

a

a

a

a

a

a

NB Approach

b

b

c

c

c

c

Town Hall Drive / Site Access

  

EB Approach

        

a

a

NB Approach

        

a

b

Davis Commons Access #4 /
Davis Drive

  

SB Approach

    

b

a

b

a

WB Approach

    

f

f

f

f

Savannah Subdivision Access / Morrisville – Carpenter Road

  

EB Approach

    

a

b

a

b

WB Approach

    

a

a

a

a

NB Approach

    

c

e

c

e

SB Approach

    

c

f

c

f

‘D’ – Level of Service at traffic signal controlled intersection

‘a’ – Level of Service at stop sign controlled intersection

WAKE COUNTY SCHOOL CAPACITY IMPACTS:

Current Enrollment
Area Schools

Building Capacity

Percent occupied

Projected Number of Additional Students

Elementary

14,909

13,127

113.6%

41

Middle

7,596

6,456

117.7%

21

High

5,629

5,100

110.4%

29

Total for all Area Schools

28,134

24,683

114%

91

Preschool

48

Current Enrollment and Building Capacity is based on the 20th day of the school year for 2001. School assignment will be determined at the time of development. A list of individual area schools can be found for review: School Data

ENVIRONMENTAL CONSIDERATIONS

The project meets all of the requirements of the Stormwate section of the Engineering Department.

 

ADJACENT ZONING AND LAND USES
 

Zoning:

Land Use:

North:

Planned Employment Center

Vacant Land

South:

Morrisville – Residential

Ridgemont Forest Subdivision

East:

Morrisville – Agriculture/Forest

Vacant Land

West:

Planned Employment Center

Vacant Land

 

TOWN OF CARY FUTURE LAND USE PLAN DATA
 

CURRENT

PROPOSED

Plan Designation:

Office/Industrial

Medium Density Residential

Alternate Designation:

None

None

Activity Center:

Office or Office Industrial Park

None

 

COMPREHENSIVE PLAN ANALYSIS

LAND USE PLAN: The 1996 Land Use Plan shows the project site to be Office/Industrial, within an Office / Industrial Park Activity Center. However, the Town recently undertook a comprehensive study and review of future land uses in this area under the "Northwest Cary Area Plan". The Northwest Area Plan (slated for adoption by Council on September 12, 2002), designates the northern bulk of the project site for Medium Density Residential uses, at 3-8 du/ac (with a transition to Single Family Residential nearest to Morrisville), with the narrow land strip between the Savannah and Ridgemont Subdivisions proposed for Park designation. Although proposed for rezoning to R-M, the conditions added by the applicant render this 4 acre narrow land strip unbuildable, and retained as open space, and therefore meet the intent of the Plan. The NW Plan's proposed change of this area from office to residential uses was an attempt to be consistent with the single family residential development trends that have been occurring in this general area, mostly within the jurisdiction of the Town of Morrisville. The proposed subject rezoning (with a condition of 270 units and maximum of 4.7 du/ac) therefore meets the overall land use for the site, as proposed in the Northwest Area Plan, although it does not meet the 1996 Land Use Plan. If the Town Council does not approve the Northwest Area Plan in its current form, the proposed rezoning from PEC to R-M CU would require a formal land use plan amendment (#02-LPA-06) from OFC/IND to MDR.

OPEN SPACE PLAN: Both parcels are predominately wooded. The Open Space and Historic Resources Plan identifies Significant Resource Areas of mixed upland hardwoods associated with the riparian buffer areas on the northern third of the 54.6 acre tract. The applicant agrees that the NE corner of the site is a significant (and strategic) area for passive and active recreation. They have added a condition that sets a minimum requirement for 3 acres of open space and indicates that these open space areas will be contiguous to the greenway proposed along the 100-foot riparian buffer on each side of the stream. They are also providing a condition that provides a greenway connection to the western property line.

 

PARKS, GREENWAYS AND BIKEWAYS MASTER PLAN

The project will require either dedicated parkland or a payment-in-lieu per the LDO ordinance.

STAFF ANALYSIS

Changes Since Public Hearing:

In response to issues raised by the staff and the public, additional conditions were added to this case and are listed above under "proposed rezoning conditions."

Protest Petition Information:

Valid [ ] Invalid [X] None Filed [ ]

Analysis:

At the public hearing a number of concerns were raised by the public. Those concerns centered around opposition of a street stub into the Ridgemont Subdivision; existing traffic problems in the general area of the rezoning; and timing of road improvements in relationship to the construction of the development.

The Town of Cary’s connectivity ordinance requires that connections be made to adjoining neighborhoods, which the applicant has agreed to do. Staff has determined that the site connectivity will redirect approximately 20% of the total site traffic and will also provide better access for the residents of the Ridgemont and Savannah subdivisions.

Because the proposed rezoning would allow for less intense development than the current zoning, issues with respect to traffic will be minimized. According to the traffic analysis conducted by staff, this development does not impact the adjacent transportation network and the level of service at each of the intersections studied will be maintained.

With the evaluation of the above issues staff has identified a list of pros and cons concerning this rezoning request.

Pros:

  • The proposed rezoning would allow for less intense development than the current zoning allows.
  • Traffic volume will be impacted much less under the current rezoning request.
  • The Town’s connectivity ordinance has been addressed.
  • This project is in compliance with the Town of Cary’s stormwater regulations.
  • The proposed rezoning is in compliance with the Northwest Cary Area Plan.
  • The Open Space and Historic Resources Plan has been addressed with this site. Additional tree save areas, open space and greenways have been offered.
  • The allowed uses for the RM district have been reduced with this case.
  • Pedestrian accesses have been provided from this site.

Cons

  • Road systems are in Morrisville’s jurisdiction, therefore the level of service provided is not controlled by Cary.

 

STAFF RECOMMENDATION

Staff recommends approval.

 

PLANNING AND ZONING BOARD RECOMMENDATION
Mr. Hyatt made a motion to forward to Council for approval at their October 10, 2002 meeting with the exception of amending the rezoning conditions to exclude the bolded section of number 7 and removing number 11, which was seconded by Ms. Schmidt, and the Board voted (5-3) with Mr. Yerha, Mr. Zaccardo and Mr. Broderick having the dissenting votes.

 

TOWN COUNCIL RECOMMENDATION
Council voted to approve.

 

Information regarding this rezoning case will be on the Internet one week prior to the public hearing. Our Internet address for this case is http://www.townofcary.org/depts/dsdept/P&Z/rezonings/2002cases/2002index.htm