|
TOWN
OF CARY
,
NORTH CAROLINA
REQUEST FOR REZONING
STAFF
RECOMMENDATION TO TOWN COUNCIL
|
|
Rezoning
Petition:
|
04-REZ-03
(Langston Commons)
|
|
Request:
|
Change
the zoning from Residential 40W (
Wake
County
) to PDD Minor
|
|
Meeting
|
Date
|
Recommendation
|
Action
|
|
Town
Council Public Hearing
|
April 15, 2004
|
Staff
recommends forwarding the case to the June 21, 2004 Planning and
Zoning Board
|
Town
Council forwarded the case to the
June 21, 2004
Planning and Zoning
Board
|
|
Planning
and Zoning Board
|
June 21, 2004
|
Staff
recommends approval of this rezoning case.
|
The
Planning and Zoning Board recommended approval
|
|
Town
Council
|
July
15, 2004
|
Staff
and the Planning Board recommend approval.
|
Town
Council approved the request
|
|
STAFF
RECOMMENDATION
|
|
This
property is located just outside the Town of Cary’s planning jurisdiction and is surrounded by a majority of
developments that were developed under Wake
County
zoning regulations. The following are the changes since the public
hearing:
- The minimum lot size has
increased from 5,000 square feet to 6,500 square feet
-
Lot
sizes adjacent to Glenridge have increased to a minimum of
9,000 square feet
- The buffer along the
northern property line adjacent to Glenrdige has increased
from 30’ to 50’
- The total number of lots
has decreased from 64 to 57
- The proposed rezoning
request proposes a maximum of 57 lots at an overall density of
not more than 3 units per acre.
- Approximately
6 acres of the site are dedicated for open space.
Staff
recommends approval of this rezoning request with the following
condition:
- Removal of typical
street cross sections.
|
|
APPLICANT
|
OWNER
|
|
John
Brown, Winslow Properties
|
Craven
A. & Mae W. Langston
3505
Ten Ten Rd.
Apex
,
NC
27502
|
|
Contact:
Charles
Smith, ASLA
Withers & Ravenel
(919) 469-3340
|
|
LOCATION
|
MAPS
|
|
·
SR Ten Ten Road
and
Kildaire Farm Rd.
·
Property
is located in
Wake
County
; a Voluntary
Annexation Petition was submitted to the Town of
Cary
on March 1.
|
Large
Vicinity Map
Land
Use Map
Zoning
Map
|
|
PROJECT
DESCRIPTION
|
|
This
request will allow the construction of 57 single family dwellings
on average lot size of 7,500 to 8,000 square foot at an overall
density of less than 3.0 units per acre.
Protest
Petition Information:
Not
within Town limits.
|
|
Parcel
|
Maximum
Density (Du/Ac)
|
Acreage
|
Total
Units
|
Minimum
Lot
Size
|
|
1
|
3.0
|
21.37
|
57
|
6,500
Square foot
|
|
APPLICANT’S
JUSTIFICATION STATEMENT
|
|
Because
of fairly recent south
Cary
development,
this site has found itself in the position of a typical in-fill
site with a variety of surrounding influences dictating its
development. With its
location on a heavily traveled thoroughfare adjacent to the
commercial portion of a neighborhood activity center and a fire
station, a higher intensity of use is justified.
The adjacent single family neighborhood to the north must
also be considered so a project density at the higher end of the
1-3 du/ac allowed in low density residential land uses is
appropriate for this site.
|
CURRENT
USE & ZONING
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|
Current
Land Use:
|
Proposed
Land Use:
|
|
Residential and vacant land
|
Residential
|
|
Current
Zoning:
|
Proposed
Zoning:
|
|
Residential-40W
(
Wake
County
)
|
PDD
Minor
|
|
ADJACENT
ZONING & LAND USES
|
|
|
Existing
Use
|
|
Existing
Land Use Designation
|
|
North:
|
Low
Density Residential
|
R-8
CU Residential Conditional Use
|
Low
Density Residential
|
|
East:
|
Cary
Fire Station
|
R-40
Residential
|
Low
Density Residential
|
|
South:
|
Low
Density Residential
|
R-30
(
Wake
County
)
|
Low
Density Residential
|
|
West:
|
Commercial
(
Neighborhood
Activity
Center
|
PDD
Major
|
Commercial
|
PLANNING
|
|
Comprehensive
Plan Analysis
|
The
Cary Land Use Plan identifies the subject parcel as “Low Density
Residential” – a land use classification that calls for
densities of between 1-3 dwellings per acre.
The rezoning proposal (with gross densities of less than 3
units per acre) is consistent with the Land Use Plan.
|
|
Open
Space Considerations
|
The
rezoning is consistent with the Town’s Open Space and Historic
Resources Plan.
|
|
Parks
and Greenways
|
Payment-in-lieu
fees will be required, although there are no specific park or
greenway issues related to this parcel based on the approved
Parks, Recreation and Cultural Resources Facilities Master Plan.
|
|
Transportation
Planning
|
Roadway
stubs will be required to connect west to existing development and
provide a future connection to
Plumtree Way
to the east.
Given the conceptual nature of PDD applications, the typical
street sections will be reviewed in detail during site plan review
and should be removed from the circulation plan as a condition of
approval.
|
|
School
Information
|
|
Enrollment
|
Permanent
Seat Capacity
|
Average
Percent
occupied
|
Projected
Number of Additional Students from Proposed Rezoning
|
|
|
|
Elementary
|
15,388
|
12,745
|
120.74%
|
11
|
|
Middle
|
7,715
|
7,116
|
108.42%
|
6
|
|
High
|
7,481
|
6,625
|
112.92%
|
8
|
|
Total
for all Area Schools
|
30,584
|
26,486
|
115.47%
|
25
|
|
|
|
Penny Road
|
654
|
562
|
116.37
|
11
|
|
Dillard
|
1078
|
1083
|
99.54
|
6
|
|
*
Athens
Drive
|
1769
|
1642
|
92.8
|
8
|
|
Total
for all Assigned Schools
|
3501
|
3287
|
102.9
|
25
|
|
Current
Enrollment
and Building Capacity
are based on the 20th day of the school year for
2002 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.
A more definitive estimation will be done at the time
of site plan submittal, which is when the applicant is
required to secure a Certificate of Adequate Educational
Facilities from the Wake County School System.
|
|
*Athens
Drive is not a
Western
Wake
School
.
|
|
ENGINEERING
|
|
Environmental
Considerations
|
This
project meets all of the requirements of the Stormwater section of
the Engineering Department.
|
|
Utilities
(Water and Sewer)
|
This
proposed development has access to Town of
Cary
water and sewer services. Site development will be required to
meet requirements of TOC utility policies and standards.
|
|
Traffic
Impact Analysis
|
The
proposed trip table as shown in Section 1.3.3 of the PDD Document
indicates that a traffic study is not required.
|
PARCEL
& OWNER INFORMATION:
|
|
Property
Owner(s)
|
County
Parcel
Number
|
Real
Estate ID(s)
|
Area
(Acres)
|
|
Craven A. &
Mae W. Langston
3505 Ten Ten Road
Apex
,
NC
27502
|
076121158
|
0168925
|
21.29
|
|
Total
Acreage
|
21.29
acres
|
|
