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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-07
Weston PDD Amendment-SBJ
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and
Use Plan Amendment:
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04-LPA-04
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Location:
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Weston Planned
Development District
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Request:
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Rezone property
located within the Weston PDD from Planned Employment Center (PEC)
to allow residential uses and amend the Land Use Plan from an
office/industrial designation to residential.
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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 case to the July 19, 2004 Planning and
Zoning Board
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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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P&Z
Board tabled the request intil the August 16, 2004 P&Z Board
meeting
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Planning and Zoning Board
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August 16, 2004
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Staff recommends forwarding to
September 9, 2004 Town Council meeting
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The
Planning and Zoning Board recommended forwarding to the
September
9, 2004
Town Council meeting with a recommendation for approval
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Town Council
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September
9, 2004
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Staff
and the Planning and Zoning Board recommend approval
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STAFF
RECOMMENDATION
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Staff
recommends approval of the rezoning and land use plan amendment
with consideration of an additional condition that limits clearing
of residential lots prior to the issuance of a building permit.
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APPLICANT
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OWNER
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SBJ Growth
Limited Partnership
PO Box 19067
Raleigh, NC 27619
Applicant
Contact:
Chuck Smith
Withers & Ravenel
919-469-3340
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SBJ Growth
Limited Partnership
PO Box 19067
Raleigh, NC 27619
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PROJECT
DESCRIPTION
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This
request will allow for the construction of 88 single family
dwellings on 7,500 square foot lots with an overall density of 2.2
du/ac (revised since Town Council public hearing).
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Parcel
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Maximum
Density (Du/Ac)
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Acreage
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Total
Units
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Minimum
Lot
Size
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0755656108
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2.2
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39.91
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88
|
7500
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APPLICANT’S
JUSTIFICATION STATEMENT
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Existing
non-residential sites in Weston are being revised to add
residential uses in order to continue the transformation from a
traditional office site to a mixed use development.
See the attached documents for further justification.
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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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Vacant
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Residential
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Current
Zoning:
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Proposed
Zoning:
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PEC-PUD
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PDD
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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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Vacant
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Resource
Recreation
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Parks
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East:
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Commercial
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PDD
Major –
Neighborhood
Activity
Center
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Office/Industrial
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South:
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Commercial
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PDD
Major
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Office/Industrial
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West:
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Low
Density Residential
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Residential-12
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Residential
(Town of
Morrisville
)
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PLANNING
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Comprehensive
Plan Analysis
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This
parcel abuts an industrial use and a large office/industrial
complex on
Stamford Drive
. Certain aspects of
the adjacent uses may pose compatibility problems with regard to
proposed low density residential development.
Issues such as lighting, trucking traffic, and noise may
conflict with residential development.
The applicant has met with the management of the adjoining
non-residential uses to address these concerns.
The applicant proposes a 120’ undisturbed buffer between
the residences and the non-residential use to the south and east
of the site (13000 Weston Parkway), with additional landscaping to
form an opaque buffer between uses.
A 40’ undisturbed buffer is proposed adjacent to the
industrial use to the south and west of the site (
101 Stamford Drive
). With an existing
50’ stream buffer, this section of the proposed residential
development will have about 200’ of separation from the
industrial use.
The
applicant has adequately addressed staff’s concerns regarding
the compatibility issues listed above.
Therefore staff supports this rezoning and land plan
amendment from a land use plan perspective.
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Open
Space Considerations
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The
parcel is forested. It
is almost evenly divided by mixed upland hardwood tree cover on
the western half, and predominantly coniferous tree cover on the
eastern half. The
proposed landscape strips and existing stream buffers will
preserve a portion of the forest cover.
However, restricting clear-cutting on lots will preserve
additional forest cover in the mixed upland hardwood forest.
Staff recommends that a condition be considered to prevent
clear cutting prior to the issuance of a building permit, except
for clearing that is necessary to construct local infrastructure.
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Parks
and Greenways
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This project
meets all the requirements of the Parks, Recreation and Cultural
Resources Department.
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Transportation
Planning
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The
Comprehensive Transportation Plan requirements, connectivity,
access and street stub requirements will be addressed at time of
development plan submittal.
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School
Information
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Enrollment
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Permanent
Seat Capacity
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Average
Percent
occupied
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Projected
Number of Additional Students from Proposed Rezoning
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|
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Elementary
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16,347
|
13,330
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122.6%
|
17
|
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Middle
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7,715
|
7,116
|
108.42%
|
9
|
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High
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7,481
|
6,625
|
112.92%
|
12
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Total
for all Area Schools
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31,543
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27,071
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114.65%
|
38
|
|
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Northwood
Elementary
|
771
|
516
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149.42%
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17
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West
Cary
Middle
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1,043
|
888
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117.45%
|
9
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Cary
High
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2,209
|
1,582
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139.63%
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12
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Total
for all Assigned Schools
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4,023
|
2,986
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135.5%
|
38
|
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Current
Enrollment
and Building Capacity
are based on the 20th 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.
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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.
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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)
|
The
proposed development will be required to comply with all TOC
utility policies and standards.
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Traffic
Impact Analysis
|
No
traffic impact study is required. Section 1.3.3 correctly
indicates a reduction in trips for the proposed residential
development. A traffic impact study is not required for site plan
for 100 single family dwelling units. The Town has a valid traffic
impact study based on office development prepared by Wilbur Smith
Associates dated October 2001.
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PARCEL
& OWNER INFORMATION:
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Property
Owner(s)
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County
Parcel
Number
|
Real
Estate ID(s)
|
Area
(Acres)
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SBJ Growth
Limited Partnership
PO Box 19067
Raleigh, NC 27619
|
0755656108
|
0239476
|
39.91
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