REQUEST FOR REZONING

TOWN OF CARY , NORTH CAROLINA
REQUEST FOR REZONING
STAFF RECOMMENDATION TO TOWN COUNCIL

Rezoning Petition:	04-REZ-06 Weston Amendment-Highwoods
Land Use Plan Amendment:	04-LPA-03
Location:	Weston Planned Development District
Request:	To change the zoning and amend the land use plan designation for three parcels of property within the Weston PDD Master Plan from Office to Residential.

Meeting	Date	Recommendation	Action
Town Council Public Hearing	May 13, 2004	Staff recommends forwarding this case to the July 19, 2004 Planning and Zoning Board	Town Council forwarded the case to the July 19, 2004 Planning and Zoning Board
Planning and Zoning Board	July 19, 2004	Staff recommends forwarding to August 12, 2004 Town Council meeting	Tabled until the August 16, 2004 Planning and Zoning Board Meeting
Planning and Zoning Board	August 16, 2004	Staff recommends forwarding to September 9, 2004 Town Council meeting	The Planning and Zoning Board recommended forwarding to the September 9, 2004 Town Council meeting with a recommendation for approval
Town Council	September 9, 2004	Staff and the Planning and Zoning Board recommend approval

STAFF RECOMMENDATION

Staff recommends approval of all the three rezonings and the associated amendments to the land use plan with one condition:

Parcel 1: Provide a natural, undisturbed, opaque buffer between Lake Crabtree and the proposed development. This buffer would be similar to other nonresidential developments within Weston that front the lake. The recommended buffer would provide the needed visual separation between the lake and the proposed project.

Staff does not believe that the overall integrity of the Weston office park will be significantly affected if these parcels are converted to residential use. They surround the main office and industrial “spine” along Weston Parkway and will support efforts to achieve a better mix of uses within the Weston PDD.

Each individual parcel is evaluated in depth in this report.

APPLICANT	OWNER
Chuck Smith Withers & Ravenel 111 MacKenan Dr Cary , NC 27511 919-469-3340	Highwoods Realty, LP 3100 Smoketree Ct, Suite 600 Raleigh , NC 27604

LOCATION

MAPS

· Completely within the Town limits

Large Vicinity Map

Land Use Map

Zoning Map

Parcels 1a and b

PROJECT DESCRIPTION – Parcels 1a and b
This 22.4 acre parcel proposes 352 apartments. The proposed density of the site is 15.9 dwelling units per acre.
Parcel	Maximum Density (Du/Ac)	Acreage	Total Units	Minimum Lot Size
Parcel 1a 10765387552	15.9	20.20	352	N/A
Parcel 1b 0765498004	N/A	2.2	N/A	N/A
Total		22.4	352

APPLICANT’S JUSTIFICATION STATEMENT – Parcels 1a and b

Weston is a 929-acre master planned development that combines a mix of land uses, predominately non-residential, with common open space. The purpose of the subject PDD amendment is to request a residential option for three (3) tracts of land in Weston totaling approximately 70 acres. The decision to make this request follows a methodical review of the overall master plan with the assistance of outside consultants. The three tracts represent about 8% of the Weston PDD acreage. If fully implemented as residential, these tracts would advance our efforts to further transition Weston from a pure traditional suburban office park to more of a well functioning mixed use setting.

CURRENT USE & ZONING – Parcels 1a and b

Current Land Use:

Proposed Land Use:

Vacant

Residential

Current Zoning:

Proposed Zoning:

PDD

ADJACENT ZONING & LAND USES – Parcels 1a and b

Existing Use

Existing Zoning

Existing Land Use Designation

North:

Lake Crabtree

Resource & Recreation

East:

Vacant

Office/Institutional

South:

Office

Office/Institutional

West:

Lake Crabtree

Resource & Recreation

PLANNING - Parcels 1a and b

Comprehensive Plan Analysis

This site is located to the west of the Regional Activity Center (RAC) at North Harrison and I-40. While the Land Use Plan suggests that high density residential uses should be located in the core of activity centers, the nature of the existing uses in this center precludes meeting this planning guideline. The overall lack of higher density residential development in this particular activity center warrants consideration of any high density development that generally meets the principles of the land use plan. Staff finds that locating high density residential on this particular tract can help meet the need for additional residential development in this center.

Further, this site is also situated within a “major employment center” as spelled out in Section 6.8 of the Land Use Plan:

“Major employment centers not only accommodate large-scale employment, but also provide ample higher-density housing in close proximity to these major employment sites. This reduces commute distances and traffic congestion, and provides opportunities for pedestrian and bicycle home-to-work trips. It also provides employers in the major employment center with a nearby labor force. Further, since the major employment center also contains one or more neighborhood or community activity centers (or possibly a regional activity center), both the workers and residents have convenient access to crucial commercial and institutional services. This helps to reduce home-to-shopping and work-to-shopping trip distances within the activity center.”

Coupled with the proximity of the Regional Activity Center , staff believes that this site meets the plan’s intent for high density residential development.

This property is situated across Old Reedy Creek Road from the North Cary Water Reclamation Facility. The eastern portion of the parcel is within 1,000 feet of this industrial facility. The parcel is also adjacent to an office building that is 7 stories from its rear façade. This location, adjacent to the office building and the water reclamation facility poses potential compatibility problems with regard to proposed high density residential development. Issues such as industrial lighting, noise, odor, and employee and truck traffic should be addressed or mitigated if this site is developed for residential use.

This site is adjacent to the Black Creek Greenway, a major recreational amenity that will serve future residents.

Open Space Considerations

All parcels are predominately forested, with mixed upland hardwood and mixed hardwood-conifer tree cover. However, these forested areas are non-contiguous and fragmented by roads, and by either industrial, office, or residential uses.

Parks and Greenways

PRCR staff concurs with the recommendation of maintaining a natural undisturbed buffer along the edge of the development that fronts Lake Crabtree .

Transportation Planning

A connectivity index of 1.2 or greater is required in residential developments. The Comprehensive Transportation Plan and street stub requirements will be addressed at the time of development plan submittal.

School Information

Parcels 1a and b

	Enrollment	Permanent Seat Capacity	Average Percent occupied	Projected Number of Additional Students from Proposed Rezoning
Western Wake County Area Schools (Note: Schools APF does not apply at time of rezoning)
Elementary	16,347	13,330	122.6%	61
Middle	7,715	7,116	108.42%	31
High	7,481	6,625	112.92%	43
Total for all Area Schools	31,543	27,071	116.52	135

Assigned Schools Parcel 1a and b
Reedy Creek Elementary	728	585	124.44%	61
Reedy Creek Middle	921	903	101.99%	31
Cary High	2,209	1,582	139.63%	43
Total for all Assigned Schools Parcels 1a and b	3,858	3,070	122.02%	135
Current Enrollment and Building Capacity are based on the 20^th day of the school year for 2003 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.

ENGINEERING – Parcels 1a and b

Environmental Considerations

This project meets all of the requirements of the Stormwater section of the Engineering Department.

Utilities (Water and Sewer)

The proposed development will be required to comply with all TOC utility policies and standards.

Traffic Impact Analysis

Section 1.3.3 of the applicant’s master plan revision document correctly indicates a reduction in trips for the proposed residential development. No traffic impact study is required. A traffic impact study is required for site plan. The Town has a valid traffic impact study based on office development prepared by Wilbur Smith Associates dated October 2001.

Parcel 2

PROJECT DESCRIPTION – Parcel 2
This 22.03 acre parcel proposes 45 single family residential products. The proposed density of the site is 2.1 dwelling units per acre.
Parcel	Maximum Density (Du/Ac)	Acreage	Total Units	Minimum Lot Size
Parcel 2 0765256699	2.1	22.03	45	8000
Total		22.03	45
APPLICANT’S JUSTIFICATION STATEMENT – Parcel 2
Weston is a 929-acre master planned development that combines a mix of land uses, predominately non-residential, with common open space. The purpose of the subject PDD amendment is to request a residential option for three (3) tracts of land in Weston totaling approximately 70 acres. The decision to make this request follows a methodical review of the overall master plan with the assistance of outside consultants. The three tracts represent about 8% of the Weston PDD acreage. If fully implemented as residential, these tracts would advance our efforts to further transition Weston from a pure traditional suburban office park to more of a well functioning mixed use setting.
CURRENT USE & ZONING – Parcel 2
Current Land Use:

CURRENT USE & ZONING – Parcels 1a and b

PLANNING - Parcels 1a and b

Enrollment

ENGINEERING – Parcels 1a and b

CURRENT USE & ZONING – Parcel 2