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TOWN
OF CARY, NORTH CAROLINA
REQUEST
FOR REZONING
STAFF
RECOMMENDATION TO TOWN COUNCIL
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Rezoning
Petition:
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03-REZ-17
(Twin Lakes PDD)
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Land
Use Plan Amendment:
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03-LPA-09
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Request:
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Change
the zoning from R-40 and ORD to PDD Major.
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Meeting
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Date
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Recommendation
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Action
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Town Council
Public Hearing
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December 11, 2003
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Table to January
22, 2004 Town Council Meeting
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Tabled until
January 22, 2004 Town Council Meeting
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January 22, 2004
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Forward to March
15, 2004 Planning and Zoning
Board meeting
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Forwarded to
March 15, 2004 Planning and Zoning Board Meeting
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Planning and
Zoning Board
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March 15, 2004
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Table to April
19, 2004 Planning and Zoning Board
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Tabled case to
April 19, 2004 Planning and Zoning Board
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April 19, 2004
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Staff recommends
approval on condition of removal of the street cross sections
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Forwarded to Town
Council with recommendation to approve on condition of removal of
street cross-sections.
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Town Council
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May 13, 2004
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TBD
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Town Council
approved the request.
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STAFF
RECOMMENDATION
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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.
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APPLICANT
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OWNERS
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John Myers
Wakefield
Development
Contact:
Barbara Todd
Elam Todd
d’Ambrosi
Phone
919-678-1071
btodd@etdpa.com
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Elmer B. Nutt, ETAL
William T. Hatch,
ETAL
James F. & Sara
B. Fulp
Davis
Partners
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PROJECT
COMPARISON AND DESCRIPTION
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Protest
Petition Information:
Valid
[ ] Not
Enough Signatures with 100 feet [X]
None Filed [ ]
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Open
Space
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Original
Proposal
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Current
Proposal
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No
Town Park proposed
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A
10 acre land dedication for a Town Park
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Neuse
River Buffer adjacent to Town Hall Drive was dedicated as open space
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This
Neuse River Buffer is now part of the private open space
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5.59
acres of project recreation was located in the NE corner of the
development
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4.55
acres of project recreation has been moved to the SW corner of the
development
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Greenway
paths were to be built by the developer
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Greenway
paths to be built by the Town
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Dedicated
open space 30.85 acres
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Dedicated
open space 52.93 acres
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Private
open space 24.81 acres
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Private
open space 19.67 acres
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Total
open space 55.66 acres
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Total
open space 72.60 acres
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Density/Residential
Unit Counts
All lots sizes
average 4500-8000 sq ft depending on product type
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Parcel
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Acres
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#
Units
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Density
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Parcel
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Acres
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#
Units
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Density
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MF
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16.98
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204
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12
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MF
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16.70
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218
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13
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A
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24.14
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169
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7
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A
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21.03
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168
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8
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B
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17.88
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143
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8
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B
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16.48
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132
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8
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C
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47.24
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236
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5
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C
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50.30
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277
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5.5
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D
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8.09
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40
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5
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D
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9.02
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45
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5
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E
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1.3
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7
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5
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E
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1.48
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7
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5
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F
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6.68
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33
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5
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F
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6.69
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40
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6
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G
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6.92
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35
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5
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G
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5.83
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29
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5
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H
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50.55
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177
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3.5
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H
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39.47
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118
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3
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TOTAL
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179.78
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1044
|
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TOTAL
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167
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1034
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Mixed
Use
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Parcel
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Acres
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Maximum
Square Footage
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Parcel
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Acres
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Maximum
Square Footage
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MU
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41.61
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·
Retail – 100,000
·
Office – 180,000
·
4 Restaurants
·
60 Apartments/ Condos, Assisted Living (±150
Rooms)
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MU-I
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1.23
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·
Retail – 250,000
·
Office – 110,000
·
4 Restaurants – 25,000
·
60 Apartments/ Condos, Assisted Living (±150
Rooms)
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MU-II
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22.80
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MU-III
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12.81
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MU-IV
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2.11
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MU-V
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1.65
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TOTAL
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41.61
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TOTAL
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40.6
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APPLICANT’S
JUSTIFICATION STATEMENT
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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.
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CURRENT
USE & ZONING
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Current
Zoning:
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Proposed
Zoning:
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Residential
40 and Office Research and Development
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PDD
Major
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Current
Land Use:
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Proposed
Land Use:
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MDR, Medium Density
Residential and OFC/INS, Office and Institutional, and MXD Mixed Use
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MDR, Medium Density
Residential and OFC/INS, Office and Institutional
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ADJACENT
ZONING & LAND USES
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Existing
Use
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Existing
Land Use Designation
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North
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Apartments,
single family residences, vacant land
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In
Morrisville
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Portion
in Morrisville, portion MDR, Medium Density Residential
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South
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Single
family residences, vacant land
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In
Morrisville
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In
Morrisville, noted as “shopping center”
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East
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Single
family residences, vacant land
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Portion
in Morrisville, portion ORD
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Portion
in Morrisville, portion MDR, Medium Density Residential
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West
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Sportsplex,
mini-storage, and vacant land
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Portion
in Morrisville, portion ORD
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Portion
in Morrisville, portion OFC/IND, Office and Industrial or MDR,
Medium Density Residential
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PLANNING
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Comprehensive
Plan Analysis
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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.
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Open
Space Considerations
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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.
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Parks
and Greenways
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The
applicant’ | |
