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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-10,
Amberly Planned Development District (PDD) - Amendments to the
Amberly PDD Master Plan include reducing the residential unit count
and an increase in nonresidential building square footage within the
VC-1 tract. See Project
Description for listing of all proposed modifications.
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Land
Use Plan Amendment:
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04-LPA-09.
Modify Notes and land use designations on Map 1 of the NW
Area Plan. Amend Map 2
of the NW Area Plan and the Parks and Greenways Master Plan to
reflect changes to parks, greenways and multi-use paths.
See “Current and Proposed Land Use Plan & Zoning” for
listing of all proposed modifications.
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Meeting
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Date
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Staff
Recommendation
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Action
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Town
Council Public Hearing
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August 12, 2004
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Forward
to the
October 18, 2004
Planning & Zoning
Board Meeting
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Town
Council forwarded the case to the
October 18, 2004
Planning & Zoning
Board Meeting
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Planning
and Zoning Board
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October 18, 2004
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Staff
recommends approval of the amendments with conditions, and
forwarding the request to the
November 18, 2004
Town Council meeting.
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Application
tabled in order to provide the applicant time to clarify nitrogen
production within Amberly PDD.
Application
was tabled until
November 15, 2004
Planning & Zoning
Board Meeting.
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Planning
and Zoning Board
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November 15, 2004
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Staff
recommends approval with conditions.
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With
the exception of two Land Use Plan amendments (MF-2 and note 10 on
Map 1 of the NW Area Plan) the Planning and Zoning Board unanimously
recommended approval of this request.
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Town
Council
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December 9, 2004
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Staff
recommends approval of the request.
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Approved
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TOWN
OF
CARY
CASE MANAGER
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Bob Benfield,
Senior Planner
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Phone:
(919) 469-4045
Email:
bob.benfield@townofcary.org
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STAFF
RECOMMENDATION
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Staff recommends approval of
the proposed Amberly amendments as outlined in the Proposed Project
Description (Proposed Modifications) section and the proposed
amendments to the Land Use Plan as outlined in the Current and
Proposed Land Use Plan & Zoning section of this report.
The
APF for Schools impact fee provision, proposed to be eliminated, has
been withdrawn from the current list of amendments and will remain
as originally approved.
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APPLICANT
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OWNERS
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Jerry Turner
Jerry Turner and Associates, Inc.
905 Jones Franklin Road
Raleigh,
NC
27606
851-7150
851-7547 (FAX)
jturner@jerryturnerassoc.com
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Sandler at Amberly
(Wake and
Chatham)
448 Viking Drive
Virginia Beach,
VA
23452-7331
Lois Josselyn Eakes
(Wake)
1936 Yates Store Road
Cary,
NC
27519
Pulte Corporation
(Wake)
801 Corporate Center Drive
STE
118
Raleigh,
NC
27606
KB Homes
Raleigh Durham
LLC (Wake)
1100 Navaho Drive
GL3
Raleigh,
NC
27609-73599
Oren F Leblang
& Victoria R Schindler (Wake)
1625 Yates Store Road
Cary,
NC
27519-9558
Amberly LLC
(Chatham)
7200 Stonehenge Drive Suite 211
Raleigh,
NC
27613
Amberly LLC (Wake)
Drucker & Falk LLC
7200 Stonehenge Drive Suite 211
Raleigh,
NC
27613-1620
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PROJECT
DESCRIPTION (PROPOSED MODIFICATIONS)
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The following
modifications are proposed within the Amberly PDD:
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Proposed
Modification:
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Modification Description:
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1.
A reduction in the number of residential units from
5,400 units to 5,000 units. The
overall gross density would be reduced from 5 units per acre to 4.62
units/acre.
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Previously Approved
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Proposed
Modification
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551
single-family lots
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480
single-family lots
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2,992
multi-family units
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2,370
multi-family units
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1,757
age-restricted units
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1,350
age-restricted units
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100
units (in Town Center Tract)
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100
to 800 units (in Town Center Tract)
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2.
An increase in residential units in the
Town
Center
tract and an increase in nonresidential square footage in the VC-1
tract.
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The proposed modifications include:
·
Town
Center
: An increase in
residential units from 100 units to a maximum of 800 units.
·
VC-1: An
increase in commercial development from 20,000 square feet to 30,000
square feet, an adding 10,000 square feet of office development.
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3.
Inclusion of an out parcel within tract SF-1.
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The original
approved SF-1 tract included a one acre parcel of land within the
tract that actually was not a part of the SF-1 tract (an out parcel
to the tract and Amberly). This
small parcel of land has been acquired and is proposed to be
incorporated into tract SF-1.
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4.
Revised boundary line between tracts SF-2 and
the
Town
Park
tract.
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The
common boundary line was relocated due to a reduction in size of the
Town park and increase in the SF-2 tract area.
(The developer is dedicating a 12 acre park on the north side
of
New Hope Church Road
and 16 acres on south side in partnership with the Forest Oaks
development.)
·
Town park reduced from 28 acres to 12.25 acres
·
SF-2 tract increased from 109 acres to 183.4 acres
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5.
Reconfigured tract boundaries for tract VC-1 and the Amberly
recreation site.
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The
reconfiguration would allow half the Amberly recreation site to
remain between the tract VC-1 and McCrimmon Parkway, and the
remaining half of the recreation site to be located south of
McCrimmon Parkway.
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6.
Revised access points and street connectivity provisions for
the AR tract.
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Modifications
proposed include:
·
Providing vehicular access to
adjoining western undeveloped parcels
·
Revising vehicular access locations along
Yates Store Road
.
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7.
Removed recreation and open space within various
tracts proposed development.
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The
current plan provides:
·
A 28 acre Town park
·
A 6 acres age-restricted recreation site (with access
to 15 acre lake)
·
A 12 acre Amberly recreation parcel adjacent to the
Village Center-1 parcel
·
279.74 acres of open space
The proposed plan
would provide:
·
A 12.25 acre Town park
·
A 6 acres age-restricted recreation site (with access
to 15 acre lake)
·
A 12.34 acre Amberly recreation parcel adjacent to the
Village Center-1 parcel (divided by
McCrimmon Parkway
)
·
279.18 acres of open space
The
revised plans also propose to utilize asphalt instead of concrete
for the construction of greenway trails and multi-use paths.
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8.
Clarifying provisions for private greenways and
pedestrian connections.
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·
Added pedestrian crossings for Nancy Branch between
tract MF-1 and the
Town
Center
parcel
·
Added pedestrian crossings for 100’ stream buffer
between tracts MF-1 and MF-2.
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9.
Revised streetscape standards.
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Currently, Amberly
has no streetscape standards. Therefore,
streetscape standards are those required by the Land Development
Ordinance. (
A street
tree every 40’, an ornamental tree every 20’ in non-residential
areas, and an opaque screening where residential development adjoins
a thoroughfare. Existing
forest is saved where present in the streetscape and supplemented as
needed to meet design requirements.)
The revised Amberly
plan would protect forest area within the 30’ streetscapes, if not
removed due to construction activity. In
instances where no natural forest area is present or revegetation is
needed within the 30’ streetscapes, one deciduous tree every 60’
and one under story tree every 2 units would be installed.
Where residential dwellings back up to
Yates Store Road
an opaque screen, consisting of plantings, berms, or a combination
of the two elements, would be installed.
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10.
Greenway & multi-use path relocation:
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·
Relocate multi-use path from west of
Yates Store Road
to the east side of the road.
·
Providing standard 5’ wide sidewalk along west side
of
Yates Store Road
.
·
Providing a multi-use path easement along east side of
Amberly.
·
Replacing multi-use path along west side of Green
Level to
Durham Road
standard 5’ wide sidewalk.
·
Providing a 20’ wide greenway easement along north
side of Nancy Branch and constructing a 10’ wide path.
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11.
Revised development standards
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Excluding a
proposed 18’ setback for single car garages and a 5’ setback for
double-car garages from a rear-loaded alley, for AR, TC, and MF
tracts, all standards previously approved would remain as previously
approved.
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PROPOSED
SUBDISTRICTS AND DEVELOPMENT REQUIREMENTS
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Parcels
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Maximum
Density (Du/Ac)
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Acreage
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Total
Units or Nonresidential Square Footage
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Minimum
Lot
Size
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SF
tracts
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2.43
u/a (SF-1)
2.01 u/a (SF-2)
1.86 u/a (SF-3)
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242.26
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480
units
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No
minimum
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MF
& MF-2a
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20
u/a (MF-1)
16 u/a (MF-2)
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367.62
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2,370
units
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No
minimum
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AR
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25
u/a
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335.68
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1,350
units
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No
minimum
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Town
Center
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75.79
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800
units
240,000 com
125,000 office
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VC-1
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n/a
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3.0
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30,000 com 10,000
office
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VC-2
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n/a
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1.66
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10,000 com
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AR
Rec Area
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n/a
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6
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Town
Park
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n/a
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12.25
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Amber
Rec
Center
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n/a
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12.34
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Major
Road R/W
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n/a
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24
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Total
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1,080.60
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5,000
units
415,000
sq. ft.
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APPLICANT’S
JUSTIFICATION STATEMENT
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Amberly is an approved master planned community that combines
a mixture of land uses within an environment providing substantial
open space. Amendments
are now being proposed. Based
on current conditions in the area and a better understanding of what
Amberly can provide its residents and the Town of
Cary
, the applicant is proposing a reduction
in residential units and an increase in nonresidential square
footage within the
Town
Center
parcel.
The applicant is keenly aware of the impact of traffic, and
the proposed reduction in residential units and the addition of
nonresidential square footage would actually generate less AM and PM
trips than the existing approved Amberly traffic study.
The development concept for Amberly reflects Cary’s desire
to locate development in close proximity to employment centers, thus
reducing the amount of travel time to work and the impact to the
surrounding road network. There
continues to be a demand for an active adult community in
Cary
and the Triangle and Amberly’s residential component still
includes a large percentage of age-restricted residential units.
This type of development has no impact on public schools and
less impact on the Town’s infrastructure.
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APPLICANT’S
JUSTIFICATION STATEMENT (Continued)
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Other
proposed changes include: the addition of an out parcel within SF-1
and a reconfiguration of the Town Park site; the locations of the
Amberly Recreation Center and VC-1 parcels would be modified; access
points would be revised; the streetscape provisions within the PDD
would be modified; the addition of new development standards that
more closely reflect the housing products being proposed within
Amberly; and the use chart would reflect minor changes.
A proposed
adjustment has been made to the location of the multi-use path in
the area of the lake and the county line.
The amendment clarifies the material to be used for the
multi-use path and the location of the path adjacent to Green Level
to
Durham Road
. The complete list of
proposed modifications is contained in the Project Description of
this Impact Statement.
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CURRENT
AND PROPOSED LAND USE PLAN & ZONING
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Current
Parcel Designations in
Cary
’s
Land Use Plan:
Town
Center
:
MXD (Mixed Use)
MF-1:
HDR (High Density Residential)
MF-2,
immediately south of MF-1: MDR to HDR, with a cap of 10
dwellings/acre.
MF-2,
immediately north of lake: MDR
to HDR, with a cap of 16 dwellings/acre.
MF-2,
south of lake: MDR to
HDR, with a cap of 10 dwellings/acre.
Town
Park
:
28.12 ac.
Multi-use
path/greenway on west side of
Yates Store Road
and along
County
Line
, from
O’Kelly Chapel
Road
in the north to
Amberly lake in the south.
Multi-use
path/greenway on both east and west sides of Green Level to Durham
Road, from future Morrisville Parkway in the south to Durham County
Line in the north.
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Proposed
Amendment to Land Use Plan:
Town
Center
:
(no change)
MF-1:
(no change)
MF-2,
immediately south of MF-1: MDR
to HDR, with a cap of 16 dwellings/acre.
Also shade the area as HDR
instead of MDR.
(This change is staff-initiated to reflect the October 2002
PDD approval.)
MF-2,
immediately north of lake: (no
change)
MF-2,
south of lake: (no
change)
Town
Park
: boundary/size
change (12.25 ac.)
Multi-use
path/greenway on east side of
Yates Store
Road
, from
O’Kelly Chapel
Road south
to Amberly
lake.
Multi-use
path/greenway only on east side of Green Level to
Durham Road
, from future
Morrisville
Parkway north
to the Durham
County Line.
Add
a greenway along eastern boundary of Amberly. The
greenway easement will extend from Amberly Lake north to
O’Kelly Chapel Road
.
Other
amendments:
§
Clarify Note 10 on Map 1 of
the NW Area Plan to read “Up to a maximum average of 6
dwellings/acre overall.”
§
Amend Map 2 of the NW Area
Plan, and the Parks and Greenways Master Plan, to reflect the
proposed changes to parks, greenways, and multiuse paths.
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CURRENT
AND PROPOSED LAND USE PLAN & ZONING (Continued)
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The
applicant has agreed to the above Land Use Plan modifications.
The modifications have been incorporated into the proposed
Amberly Planned Development District document.
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CURRENT
AND PROPOSED ZONING
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Current
Zoning: Planned Development District
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Proposed
Zoning: Planned Development District
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ADJACENT
ZONING & LAND USES
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Existing
Use
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