TOWN OF CARY

TOWN OF CARY , NORTH CAROLINA

REQUEST FOR REZONING

STAFF RECOMMENDATION TO PLANNING AND ZONING BOARD

Rezoning Petition:

03-REZ-17 (Twin Lakes PDD)

Land Use Plan Amendment:

03-LPA-09

Request:

Change the zoning from R-40 and ORD to PDD Major.

Meeting

Date

Recommendation

Action

Town Council Public Hearing

December 11, 2003

Table to January 22, 2004 Town Council Meeting

Tabled until January 22, 2004 Town Council Meeting

January 22, 2004

Forward to March 15, 2004 Planning and Zoning

Board meeting

Forwarded to March 15, 2004 Planning and Zoning Board Meeting

Planning and Zoning Board

March 15, 2004

Table to April 19, 2004 Planning and Zoning Board

Tabled case to April 19, 2004 Planning and Zoning Board

April 19, 2004

Staff recommends approval on condition of removal of the street cross sections

Forwarded to May 13, 2004 Town Council Meeting

Town Council

May 13, 2004

STAFF RECOMMENDATION

Staff recommends approval with the road cross-sections on the plans being deleted. Staff has determined that cross-sections are not necessary on PDD applications given their conceptual nature. Cross-sections will only be required if the applicant is asking for a variance from Town standards. Staff is requesting the removal of the applicant’s cross-sections given they meet current Town standards.

APPLICANT

OWNERS

John Myers

Wakefield Development

Contact:

Barbara Todd

Elam Todd d’Ambrosi

Phone 919-678-1071

btodd@etdpa.com

Elmer B. Nutt, ETAL

William T. Hatch, ETAL

James F. & Sara B. Fulp

Davis Partners

LOCATION

MAPS

·     Property is located on the east side of Davis Drive ; and north and south of McCrimmon Parkway

·     Within the Town Limits of Cary

Vicinity Map-Large

Master Land Use

Zoning Map

PROJECT COMPARISON AND DESCRIPTION

Protest Petition Information:

Valid [ ]    Not Enough Signatures with 100 feet [X]    None Filed [ ]

Open Space

Original Proposal

Current Proposal

No Town Park proposed

A 10 acre land dedication for a Town Park

Neuse River Buffer adjacent to Town Hall Drive was dedicated as open space

This Neuse River Buffer is now part of the private open space

5.59 acres of project recreation was located in the NE corner of the development

4.55 acres of project recreation has been moved to the SW corner of the development

Greenway paths were to be built by the developer

Greenway paths to be built by the Town

Dedicated open space 30.85 acres

Dedicated open space 52.93 acres

Private open space 24.81 acres

Private open space 19.67 acres

Total open space 55.66 acres

Total open space 72.60 acres

Density/Residential Unit Counts

All lots sizes average 4500-8000 sq ft depending on product type

Parcel

Acres

# Units

Density

Parcel

Acres

# Units

Density

MF

16.98

204

12

MF

16.70

218

13

A

24.14

169

7

A

21.03

168

8

B

17.88

143

8

B

16.48

132

8

C

47.24

236

5

C

50.30

277

5.5

D

8.09

40

5

D

9.02

45

5

E

1.3

7

5

E

1.48

7

5

F

6.68

33

5

F

6.69

40

6

G

6.92

35

5

G

5.83

29

5

H

50.55

177

3.5

H

39.47

118

3

TOTAL

179.78

1044

TOTAL

167

1034

Mixed Use

Parcel

Acres

Maximum Square Footage

Parcel

Acres

Maximum Square Footage

MU

41.61

·   Retail – 100,000

·    Office – 180,000

·    4 Restaurants

·    60 Apartments/ Condos, Assisted Living (±150 Rooms)

MU-I

1.23

·   Retail – 250,000

·   Office – 110,000

·    4 Restaurants – 25,000

·    60 Apartments/ Condos, Assisted Living (±150 Rooms)

MU-II

22.80

MU-III

12.81

MU-IV

2.11

MU-V

1.65

TOTAL

41.61

TOTAL

40.6

APPLICANT’S JUSTIFICATION STATEMENT

Twin Lakes is a 300-acre master-planned community focused on extensive open space, public greenways, and a mixed-use village. Interconnectivity is provided by sidewalks, streets and bicycle lanes to facilitate social interactions and diversity. The Recreation Center provides a central meeting and activity area, and the Village will offer services, offices and retirement living.

CURRENT USE & ZONING

Current Zoning:

Proposed Zoning:

Residential 40 and Office Research and Development

PDD Major

Current Land Use:

Proposed Land Use:

MDR, Medium Density Residential and OFC/INS, Office and Institutional, and MXD Mixed Use

MDR, Medium Density Residential and OFC/INS, Office and Institutional

ADJACENT ZONING & LAND USES

Existing Use

Existing Zoning

Existing Land Use Designation

North

Apartments, single family residences, vacant land

In Morrisville

Portion in Morrisville, portion MDR, Medium Density Residential

South

Single family residences, vacant land

In Morrisville

In Morrisville, noted as “shopping center”

East

Single family residences, vacant land

Portion in Morrisville, portion ORD

Portion in Morrisville, portion MDR, Medium Density Residential

West

Sportsplex, mini-storage, and vacant land

Portion in Morrisville, portion ORD

Portion in Morrisville, portion OFC/IND, Office and Industrial or MDR, Medium Density Residential

PLANNING

Comprehensive Plan Analysis

The Northwest Area Plan identifies this area for a mixture of housing and office and institutional uses. The applicant’s proposal suggests a mixed use land use classification for the area currently designated as O-I use on Cary ’s adopted plan. Therefore, an amendment to the Land Use Plan is necessary.

Staff supports the land use plan amendment for the following reasons:

The proposed mixed use element is consistent with one of the Town’s primary land use goals (creating an environment for work, living and playing).

The mixed use element will generate less traffic than a singular office project.

Open Space Considerations

The area covered by the proposed PUD includes significant open space resources, including wetland areas associated with the ponds. According to 2002 aerial photography, the Fulp tract is predominately in mixed upland hardwood forest. The applicant’s proposal protects the majority of the significant open spaces and the lake. Therefore, the proposal is consistent with the Town’s Open Space and Historic Resources Plan.

Parks and Greenways

The applicant’s proposal is consistent with the Parks, Recreation and Cultural Resources Facilities Master Plan, including a 42 acre park dedication and greenway easements north of the Airport Boulevard extension, along the eastern edge of the development as well as a greenway connection with Downing Village. The applicant has furthered agreed to construct a multi-use trail along the south side of the Airport Boulevard extension that will link with Davis Drive. The Parks, Recreation and Advisory Board reviewed the applicant’s proposal during its January 2003 Board Meeting and approved staff’s recommendations for acceptance of the park dedication and greenway easement locations.

Transportation Planning

Based on the Twin Lakes traffic assessment results estimating an ADT volume of over 5,000 cars along the northern section of the collector road, staff is recommending limited driveway access along this section down to Airport Boulevard Extension. The southern section is projected to have less than 3,000 ADT so staff will consider limited driveway access along this section during the site plan review process. In addition, staff recommends restricting on-street parking along the entire collector road to better facilitate bicycle travel. These recommendations will ensure that the collector street functions as intended and is consistent with the Town’s Comprehensive Transportation Plan.

The applicant has shown road cross-sections on the plans. Staff has determined that cross-sections are not necessary on PDD applications given their conceptual nature. Cross-sections will only be required if the applicant is asking for a variance from Town standards. Staff is requesting the removal of the applicant’s cross-sections given they meet current Town standards.

School Information

Rezoning Petition:		03-REZ-17 (Twin Lakes PDD)
Land Use Plan Amendment:		03-LPA-09
Request:		Change the zoning from R-40 and ORD to PDD Major.
Meeting	Date		Recommendation	Action
Town Council Public Hearing	December 11, 2003		Table to January 22, 2004 Town Council Meeting	Tabled until January 22, 2004 Town Council Meeting
	January 22, 2004		Forward to March 15, 2004 Planning and Zoning Board meeting	Forwarded to March 15, 2004 Planning and Zoning Board Meeting
Planning and Zoning Board	March 15, 2004		Table to April 19, 2004 Planning and Zoning Board	Tabled case to April 19, 2004 Planning and Zoning Board
	April 19, 2004		Staff recommends approval on condition of removal of the street cross sections	Forwarded to May 13, 2004 Town Council Meeting
Town Council	May 13, 2004
STAFF RECOMMENDATION
Staff recommends approval with the road cross-sections on the plans being deleted. Staff has determined that cross-sections are not necessary on PDD applications given their conceptual nature. Cross-sections will only be required if the applicant is asking for a variance from Town standards. Staff is requesting the removal of the applicant’s cross-sections given they meet current Town standards.

APPLICANT	OWNERS
John Myers Wakefield Development Contact: Barbara Todd Elam Todd d’Ambrosi Phone 919-678-1071 btodd@etdpa.com	Elmer B. Nutt, ETAL William T. Hatch, ETAL James F. & Sara B. Fulp Davis Partners
LOCATION	MAPS
· Property is located on the east side of Davis Drive ; and north and south of McCrimmon Parkway · Within the Town Limits of Cary	Vicinity Map-Large Master Land Use Zoning Map
PROJECT COMPARISON AND DESCRIPTION
Protest Petition Information: Valid [ ] Not Enough Signatures with 100 feet [X] None Filed [ ]

Open Space	Original Proposal					Current Proposal
	No Town Park proposed					A 10 acre land dedication for a Town Park
	Neuse River Buffer adjacent to Town Hall Drive was dedicated as open space					This Neuse River Buffer is now part of the private open space
	5.59 acres of project recreation was located in the NE corner of the development					4.55 acres of project recreation has been moved to the SW corner of the development
	Greenway paths were to be built by the developer					Greenway paths to be built by the Town
	Dedicated open space 30.85 acres					Dedicated open space 52.93 acres
	Private open space 24.81 acres					Private open space 19.67 acres
	Total open space 55.66 acres					Total open space 72.60 acres
Density/Residential Unit Counts All lots sizes average 4500-8000 sq ft depending on product type
	Parcel	Acres		# Units	Density	Parcel	Acres		# Units	Density
	MF	16.98		204	12	MF	16.70		218	13
	A	24.14		169	7	A	21.03		168	8
	B	17.88		143	8	B	16.48		132	8
	C	47.24		236	5	C	50.30		277	5.5
	D	8.09		40	5	D	9.02		45	5
	E	1.3		7	5	E	1.48		7	5
	F	6.68		33	5	F	6.69		40	6
	G	6.92		35	5	G	5.83		29	5
	H	50.55		177	3.5	H	39.47		118	3
	TOTAL	179.78		1044		TOTAL	167		1034
Mixed Use	Parcel	Acres	Maximum Square Footage			Parcel	Acres	Maximum Square Footage
	MU	41.61	· Retail – 100,000 · Office – 180,000 · 4 Restaurants · 60 Apartments/ Condos, Assisted Living (±150 Rooms)			MU-I	1.23	· Retail – 250,000 · Office – 110,000 · 4 Restaurants – 25,000 · 60 Apartments/ Condos, Assisted Living (±150 Rooms)
						MU-II	22.80
						MU-III	12.81
						MU-IV	2.11
						MU-V	1.65
	TOTAL	41.61				TOTAL	40.6

APPLICANT’S JUSTIFICATION STATEMENT
Twin Lakes is a 300-acre master-planned community focused on extensive open space, public greenways, and a mixed-use village. Interconnectivity is provided by sidewalks, streets and bicycle lanes to facilitate social interactions and diversity. The Recreation Center provides a central meeting and activity area, and the Village will offer services, offices and retirement living.
CURRENT USE & ZONING
Current Zoning:				Proposed Zoning:
Residential 40 and Office Research and Development				PDD Major

Current Land Use:				Proposed Land Use:
MDR, Medium Density Residential and OFC/INS, Office and Institutional, and MXD Mixed Use				MDR, Medium Density Residential and OFC/INS, Office and Institutional
ADJACENT ZONING & LAND USES
	Existing Use		Existing Zoning		Existing Land Use Designation
North	Apartments, single family residences, vacant land		In Morrisville		Portion in Morrisville, portion MDR, Medium Density Residential
South	Single family residences, vacant land		In Morrisville		In Morrisville, noted as “shopping center”
East	Single family residences, vacant land		Portion in Morrisville, portion ORD		Portion in Morrisville, portion MDR, Medium Density Residential
West	Sportsplex, mini-storage, and vacant land		Portion in Morrisville, portion ORD		Portion in Morrisville, portion OFC/IND, Office and Industrial or MDR, Medium Density Residential
PLANNING
Comprehensive Plan Analysis		The Northwest Area Plan identifies this area for a mixture of housing and office and institutional uses. The applicant’s proposal suggests a mixed use land use classification for the area currently designated as O-I use on Cary ’s adopted plan. Therefore, an amendment to the Land Use Plan is necessary. Staff supports the land use plan amendment for the following reasons: The proposed mixed use element is consistent with one of the Town’s primary land use goals (creating an environment for work, living and playing). The mixed use element will generate less traffic than a singular office project.
Open Space Considerations		The area covered by the proposed PUD includes significant open space resources, including wetland areas associated with the ponds. According to 2002 aerial photography, the Fulp tract is predominately in mixed upland hardwood forest. The applicant’s proposal protects the majority of the significant open spaces and the lake. Therefore, the proposal is consistent with the Town’s Open Space and Historic Resources Plan.
Parks and Greenways		The applicant’s proposal is consistent with the Parks, Recreation and Cultural Resources Facilities Master Plan, including a 42 acre park dedication and greenway easements north of the Airport Boulevard extension, along the eastern edge of the development as well as a greenway connection with Downing Village. The applicant has furthered agreed to construct a multi-use trail along the south side of the Airport Boulevard extension that will link with Davis Drive. The Parks, Recreation and Advisory Board reviewed the applicant’s proposal during its January 2003 Board Meeting and approved staff’s recommendations for acceptance of the park dedication and greenway easement locations.
Transportation Planning		Based on the Twin Lakes traffic assessment results estimating an ADT volume of over 5,000 cars along the northern section of the collector road, staff is recommending limited driveway access along this section down to Airport Boulevard Extension. The southern section is projected to have less than 3,000 ADT so staff will consider limited driveway access along this section during the site plan review process. In addition, staff recommends restricting on-street parking along the entire collector road to better facilitate bicycle travel. These recommendations will ensure that the collector street functions as intended and is consistent with the Town’s Comprehensive Transportation Plan. The applicant has shown road cross-sections on the plans. Staff has determined that cross-sections are not necessary on PDD applications given their conceptual nature. Cross-sections will only be required if the applicant is asking for a variance from Town standards. Staff is requesting the removal of the applicant’s cross-sections given they meet current Town standards.
School Information