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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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04-REZ-04 (1800
Old Reedy
Creek Road
)
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Land
Use Plan Amendment:
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04-LPA-02
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Request:
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Amend
the zoning designation from R40, Residential, to ORDCU, Office,
Research, and Development Conditional Use, and amend the Land Use
Plan designation from LDR, Low Density Residential, to OFC/IND,
Office and Industrial.
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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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May
13, 2004
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Staff recommends
forwarding the request to the July 19, 2004 Planning and Zoning
Board meeting
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Town Council
forwarded the case to the
July 19, 2004
Planning and Zoning Board
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Planning and
Zoning Board
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July
19, 2004
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Staff recommends
forwarding to
August 12, 2004
Town Council meeting
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Planning and
Zoning Board forwarded to Town Council with recommendation of
approval
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Town Council
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August
12, 2004
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Staff recommends
approval of the requests
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Approved
at the August 12, 2004 Town Council meeting.
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STAFF
RECOMMENDATION
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The staff recommends approval of
the requested Land Use Plan amendment and rezoning.
The property is located between the office uses found in
Weston and the Town’s water reclamation facility.
The use is compatible with the surrounding uses, and is more
compatible with the area than the current residential zoning and
land use classifications. The
property, just off
Weston Parkway
, provides ample access for users of the property, and
nonresidential development will have fewer conflicts with the
proximity of the water reclamation facility than residential
development.
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APPLICANT
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OWNER
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Mattias
M. Gould
P.O. Box 99831
Raleigh, N. C. 27624
(919) 730-9255
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Mattias M. Gould
P.O. Box 99831
Raleigh, N. C. 27624
(919) 730-9255
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LOCATION
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MAPS
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·
Completely
within the Town limits
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Large
Vicinity Map
Land
Use Map
Zoning
Map
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PROJECT
DESCRIPTION
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The
applicant proposes an office park and warehouse development.
The property will contain a maximum of 75,000 square feet of
floor area in several buildings, with at least 25% of that area
being warehousing.
The
project contains the following conditions:
1.
Buildings shall be brick façade.
2.
Coloring will be in the earth tone shades.
3.
Total building shall be 75,000 sq ft with at least 25%
warehouse space.
4.
Streets shall be private.
5.
Building height shall not exceed two stories except where
the topography allows for a lower level
6.
The following uses will be allowed:
a. Business or professional office, private
Postal Center, Research Laboratory, Light Manufacturing,
Prototype
Process and Production
Plant, Warehousing and Distribution Establishment, Wholesale
Establishment.
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Parcel
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Acreage
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076502585300
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2.75
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076502583408
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1.0
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076502580489
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1.0
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076502581667
076502584646
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2.99
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Total
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7.4
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APPLICANT’S
JUSTIFICATION STATEMENT
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The surrounding
properties are commercial and Cary Town lands.
This site has been voluntarily annexed into the city limits
with city water and sewer running adjacent to the property boundary.
This makes it an ideal location for the various uses selected
in the ORD zoning guidelines.
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CURRENT
USE & ZONING
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Current
Land Use:
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Proposed
Land Use:
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Single
Family Residential, Vacant
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Office
and Warehouse
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Current
Zoning:
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Proposed
Zoning:
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Residential
40 (R40)
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Office
Research and Development Conditional Use (ORDCU)
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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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Cary
Water Reclamation Facility
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ORD,
Office, Research and Development
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OFC/IND,
Office and Industrial
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East:
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Cary
Water Reclamation Facility
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ORD,
Office, Research and Development
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Most
of it is OFC/IND, Office and Industrial
A
small portion is PKS, Parks, Open Space, Greenways
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South:
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A
single family residence
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R-40
Residential
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OFC/INST,
Office and Institutional
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West:
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On
the east side of Old Reedy Creek Road, a single family residence and vacant land
Across
Old Reedy Creek Road, vacant land
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On
the east side of
Old Reedy Creek Road, R-40, Residential
Across
Old Reedy Creek Road, PDD Major, with an Office and Institutional designation
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OFC/INST,
Office and Institutional
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PLANNING
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Comprehensive
Plan Analysis
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Staff
supports the proposed Land Use Plan amendment.
The current designation of LDR reflects existing uses at Plan
adoption in 1996, prior to the North Cary Water Reclamation Facility
expansion. OFC/IND uses
are now considered to be more appropriate adjacent to this facility.
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Open
Space Considerations
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No
open space or historic resources are located on this site.
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Parks
and Greenways
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There are no Parks,
Recreation, and Cultural Resources issues, i.e. payment-in-lieu or
greenway dedication, for non-residential property.
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Transportation
Planning
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Transit:
This
location is within the C-Tran, Cary Transit service area.
Pedestrian:
Sidewalk
is required on both sides of all new/improved thoroughfares and new
collectors, and one side of all new residential streets.
Bicycle:
Fourteen
(14’) feet wide outside lanes are required on all new
thoroughfares. Four-(4)
foot wide striped bike lanes may be required on any new collector
(determined on a case-by-case basis).
Transportation
Plan Element:
Old
Reedy Creek Road is
proposed to have an ultimate 45’ back-to-back cross section along
the subject rezoning frontage. An
ultimate 120’ right-of-way is required to allow for the
construction of an interchange in the future if required by traffic
studies. The developer will be required to widen the road to
one-half the ultimate section and dedicate one-half the ultimate
right-of-way along the project frontage in conjunction with site
development.
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School
Information
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This
is not a residential product, so school information is not
applicable.
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ENGINEERING
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Environmental
Considerations
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This project meets
all of the requirements of the Stormwater section of the Engineering
Department.
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Utilities
(Water and Sewer)
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The
proposed development will be required to comply with all TOC utility
policies and standards.
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Traffic
Impact Analysis
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A
development of 75,000 sq.ft. office complex with at least 25%
warehouse, during the AM peak hour, will generate 97 trips and the
PM peak hour will generate 93 trips. The Average Daily Traffic
volume is 712 trips per day. No Traffic Impact Study required.
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PARCEL
& OWNER INFORMATION:
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Property
Owner(s)
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County
Parcel
Number
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Real
Estate ID(s)
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Area
(Acres)
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Mattias
M. Gould
1800
Old Reedy Creek Road
Cary,
N. C. 27511
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076502585300
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0065967
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2.75
(2.43 calc)
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Mattias
M. Gould
1806
Old Reedy Creek Road
Cary
N. C. 27511
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076502583408
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0099337
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1.00
(1.01 calc)
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Mattias
M. Gould
1804
Old Reedy Creek Road
Cary
N. C. 27511
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076502580489
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0037134
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1.00
(0.99 calc)
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Mattias
M. Gould
1810
Old Reedy Creek Road
Cary
N. C. 27511
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076502581667
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0065962
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1.00
(0.90 calc)
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Mattias M. Gould
0 Old Reedy Creek Road
Cary N. C. 27511
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076502584646
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0183029
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1.99
(2.07 calc)
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Total
Acreage
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7.74 acres
(7.49 calc)
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