|
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-11,
Westlake Planned Development District (PDD): Request to change from Residential
30 (R-30,
Wake
County
) to Planned Development
District Major (PDD Major, Town of
Cary
)
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Land
Use Plan Amendment:
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No land use plan
amendment is required
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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
October 18, 2004
Planning & Zoning Board Meeting
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Town Council
forwarded to the October 18, 2004 Planning and 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 request
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The Planning and
Zoning Board, at the request of the applicant, tabled this rezoning
until the November Planning and 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 of the request
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The Planning and
Zoning Board recommended approval of the plan (8-0)
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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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The Town Council
approved this request (8-0)
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TOWN
OF
CARY
CASE MANAGER
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Travis Morehead,
Principal Planner
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Phone:
(919) 465-4610
Email: travis.morehead@townofcary.org
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STAFF
RECOMMENDATION
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Staff
believes that this request satisfies the rezoning criteria set forth
in the Land Development Ordinance (3.4.1 (E)) and
recommends approval for the following reasons:
- This request is
consistent with the current Town of
Cary Land Use Plan
.
- Adequate public services
can be provided to the parcel (i.e. police, fire, utilities
etc.)
- The proposed rezoning is
unlikely to have a significant impact on the natural
environment.
- The proposed rezoning
will not have a significant adverse impact on other property in
the vicinity.
- The proposed zoning
classification is suitable for the property.
- The PDD designation is
necessary to address a unique situation or represents a
substantial benefit to the Town, compared to what could have
been accomplished through strict application of otherwise
applicable zoning district standards; and
- The request complies
with the PDD standards of Section 4.2.3
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APPLICANT
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OWNERS
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Britt Spivey
DR Horton Homes
3929 Browning Place
Raleigh
,
NC
27609
919-877-9557
Fax/919-877-0526
|
West,
FB Heirs ETAL
c/o Kenneth West Administrator
8721 Holly
Springs Road
Apex
,
NC
27539
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LOCATION
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MAPS
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The
property is located at
4333 West Lake
Road
and is located
northeast of the intersection of
West
Lake
and
Optimist Farm
Road
.
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Town
of Cary Vicinity Map
Town of
Cary
Zoning
Map
Town of
Cary
Land
Use Map
Westlake
PDD
Land
Use Map
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PROJECT
DESCRIPTION
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Westlake
PDD is proposed as an 85.89 acre master planned residential
community with a mix of housing types.
The proposal calls for a mixture of single family detached
structures and townhomes. The
master plan provides for a maximum number of 189 dwelling units with
an overall density of 2.20 units per acre.
(PDD document)
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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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067901279795
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2.20
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85.89
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189
|
9,000
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APPLICANT’S
JUSTIFICATION STATEMENT
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The
current zoning of Residential-30 in
Wake
County
does not allow
for efficient or practical use of the land.
The proposed rezoning of Planned Development District (PDD)
Major in the Town of Cary with a
proposal of low density mixed residential of 2.20 dwelling
units per acre is consistent with the Town’s Land Use Plan
designation for this site.
The
proposed zoning will allow for more clustered development with
significant amounts of open space including the preservation of two
large lake areas located on the site.
The submitted PDD request and plan respects the rural
character of the site and the adjoining neighborhoods of
Jamison
Park
and the Park at
Langston. This request
also places residential uses within close walking distance to a new
school.
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CURRENT
USE & ZONING
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Current
Land
Use: Low
Density Residential (LDR)
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Proposed
Land Use: Low
Density Residential (LDR)
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Current
Zoning: Residential-30
R-30 (Wake)
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Proposed
Zoning: Planned
Development District (PDD
Major, Town of
Cary
)
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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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Residential
(The Park at Langston)
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Residential-30
(R-30 Wake)
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LDR
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East:
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Residential
(
Belmont
Cluster)
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Residential-12
(R-12)
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LDR
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South:
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Residential
(The Park at
Westlake
)
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Residential-30
(R-30 Wake)
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Very
Low Density Residential (VLDR)
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West:
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Institutional
(
Middle
Creek
High School
)
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Residential-40
Conditional Use
(R-40CU)
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LDR
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PLANNING
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Comprehensive
Plan Analysis
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The
proposed overall residential density for this parcel is 2.20, which
is within the range of Low Density Residential; therefore, a Land
Use Plan amendment is not required.
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Open
Space Considerations
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The
Open Space and Historic Resources Plan denotes this parcel as a
farm, with some remnant bottomland hardwoods in conjunction with the
two ponds on the site. The
northeastern section of this tract is a regenerating, mixed
hardwood/conifer forest. There
are no historic resources indicated on the site.
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Parks
and Greenways
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A payment-in-lieu
for the value of 5.40 acres of parkland will be required for this
development. The
applicant has agreed to provide 30’ wide greenway easements which
include the east-west trail connections through the development, as
well as an easement surrounding the lake. The Town will construct
all greenway or off-road trails.
The applicant will construct all multi-use trails adjacent to
roads.
The Parks, Recreation and Cultural Resources Advisory Board
unanimously approved these recommendations at its October 2004
meeting.
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Transportation
Planning
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The
applicant is providing sidewalks on both sides of all streets except
cul-de-sacs. The Comprehensive Transportation Plan calls for a
4-lane median-divided roadway section along
Westlake
and
Optimist Farm
Rd.
A combination
of multi-use paths along Westlake and Optimist Farm Rd. and an
internal greenway system will accommodate bicycles and pedestrians.
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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
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|
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Elementary
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15,388
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12,745
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120.74%
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34
|
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Middle
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7,715
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7,116
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108.42%
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18
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High
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7,481
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6,625
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112.92%
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25
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Total
for all Area Schools
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30,584
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26,486
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115.47%
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77
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Middle
Creek Elementary
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727
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668
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108.83%
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34
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Holly
Ridge
Middle
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585
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583
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99.65%
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18
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Middle
Creek High
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1,220
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1,750
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69.71%
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25
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Total
for all Assigned Schools
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2532
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3001
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77
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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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The
project will be required to meet the nitrogen requirements of the
Town of
Cary
.
There are riparian buffers associated with this project.
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Utilities
(Water and Sewer)
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This
project has ready access to existing Town of
Cary
water and sewer. Site development of this property will be required
to comply with Town of
Cary
utility policies and standards.
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Traffic
Impact Analysis
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Traffic
Impact Study is required. The study has been completed by the Town
Traffic Consultant – Stantec/Sear Brown dated September 2004. The
results were that all signalized intersections and site driveways
operate at level of service “D” or better. No
additional improvements are required beyond the requirements of the
Comprehensive Transportation Plan.
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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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West, FB Heirs ETAL
c/o Kenneth West
Administrator
8721 Holly Springs Road
Apex
,
NC
27539
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067901279795
|
0075638
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85.89
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