|
TOWN
OF CARY
,
NORTH
CAROLINA
REQUEST FOR REZONING
DATASHEET
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|
Rezoning
Petition:
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04-REZ-16
Weycroft, from Residential (R-40) to Planned Development District
Major (PDD Major)
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Land
Use Plan Amendment:
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04-LPA-11, High
Density Residential (HDR) and Medium Density Residential (MDR) to
Low Density Residential (LDR)
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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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September 9,
2004
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Forward to the
November 15, 2004
Planning and Zoning Board Meeting
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Forwarded
to the November 15, 2004 Planning and Zoning Board Meeting
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Planning and
Zoning Board
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November 15, 2004
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Town Council
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December 9, 2004
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APPLICANT
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OWNERS
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|
Jerry
Turner
Jerry Turner and Associates, Inc.
905 Jones Franklin Rd.
Raleigh
,
NC
27606
Phone: (919) 851-7150
Fax: (919) 851-7547
Email: jturner@jerryturnerassoc.com
|
Glenn
Futrell
4004 NC Highway
55
Cary
,
NC
27511
Jihad
L. Libbus
109 Peachland Drive
Cary
,
NC
27519-6911
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|
PROJECT
DESCRIPTION
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|
The
proposed project is the Weycroft Planned District Development (PDD),
consisting of 125 single-family detached residences on approximately
71.46 acres. The overall
density is planned at 1.8 units per acre.
See attached Master Land Use Plan for additional information.
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|
Parcel
|
Maximum
Density (Du/Ac)
|
Acreage
|
Total
Units
|
Minimum
Lot
Size
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0725899206
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1.8
overall
|
44.0
|
|
10,000
sf
|
|
0725886399
|
1.8
overall
|
7.03
|
|
10,000
sf
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|
0725876367
|
1.8
overall
|
20.43
|
|
10,000
sf
|
|
|
|
|
|
|
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Total
|
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71.46
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125
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APPLICANT’S
JUSTIFICATION STATEMENT
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“Weycroft
PDD is a 70-acre planned residential development.
The use proposed is single-family detached residential.
The property is adjacent to
Nancy
Branch
Linear
Park
.
The master plan provides for a maximum of 125 single-family
dwelling units. The
overall gross density proposed for Weycroft is 1.8 dwelling units
per acre. The proposed
land use of residential conforms to the Town’s adopted Land Use
Plan. However, the
proposed density is not in compliance with the adopted Land Use
Plan. The adopted Plan
designates this area for Medium Density Residential (MDR) to High
Density Residential (HDR) development, with a note stipulating that
densities in a large portion of the area should not exceed 10
dwelling units per acre. With
the submittal of the PDD, there is a request to simultaneously amend
the adopted Land Use Plan to reflect Low Density Residential (LDR)
development. Pockets of
lower density residential development in the northwest planning area
offer numerous benefits to the Town of
Cary
.
Lower density developments provide the opportunity to save
more trees. Less
existing vegetation is removed thus keeping more of the natural
vegetation. Less density
helps to reduce traffic congestion by generating fewer trips.
Furthermore, the lower densities will lessen the amount of
impervious coverage and will minimize stormwater impact.”
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CURRENT
USE & ZONING
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Current
Land
Use: High
Density Residential (HDR) and Medium Density Residential (MDR)
The
property is currently vacant.
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Proposed
Land Use: Low
Density Residential (LDR)
The
proposed use is a planned development consisting of 125
single-family detached residences.
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Current
Zoning: Residential 40
(R-40)
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Proposed
Zoning: Planned
Development District Major (PDD Major)
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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
Single family residence
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Residential
40 (R-40)
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High
Density Residential (HDR)
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East:
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Vacant
Single family residence
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Residential
40 (R-40)
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Medium
Density Residential (MDR)
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South:
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Vacant
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Planned
Development District Major, Amberly PDD
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Medium
Density Residential (MDR)
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West:
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Vacant
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Planned
Development District Major, Amberly PDD
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High
Density Residential (HDR), Medium Density Residential (MDR)
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PLANNING
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Comprehensive
Plan Analysis
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An
amendment to the Land Use Plan (Northwest Area Plan) would be
required to change the designation of the proposed sites from Medium
and High Density Residential to Low Density Residential.
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Open
Space Considerations
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The
Futrell tracts (parcels #9206 and #6399) are wooded, predominantly
in mixed hardwood-conifer forest.
The Libbus tract (parcel #6367) is about 50% wooded and 50%
cleared, with a farm pond and buffer at the northern end.
There are no historic resources located on the site, based on
the Town’s Open Space and Historic Resource Plan.
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Parks
and Greenways
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The Parks,
Recreation and Cultural Resources Facilities Master Plan includes a
proposed neighborhood park at this site as well as a public
greenway. The northern edge of this site represents a major 400’
wide open space corridor as approved in the Northwest Special Area
Plan.
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Transportation
Planning
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The
Comprehensive Transportation plan includes a 6-lane median divided
section for Green Level to
Durham Rd.
The applicant
is proposing a 4-lane section. The Comprehensive Transportation plan
also includes an east/west collector road through the property.
Sidewalks are proposed along the applicant’s side of Green Level
to
Durham Rd.
, both sides of
the proposed collector road and one side of all residential streets.
The adopted Northwest Area Plan includes a multi-use path along
Green Level to Durham Rd. Street stubs are proposed to the parcel
east of the property and west to Amberly PDD. This property is
within the C-Tran service area boundary.
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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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22
|
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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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11
|
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High
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7,481
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6,625
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112.92%
|
15
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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%
|
48
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Green
Hope Elementary
|
893
|
668
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133.68%
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22
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West
Cary
Middle
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1,043
|
888
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117.45%
|
11
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Green
Hope High
|
2,005
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1,675
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119.7%
|
15
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Total
for all Assigned Schools
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3,941
|
3,231
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123.61%
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48
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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 is located in the Jordan Lake Watershed and will have to
meet the requirements of the Reservoir Watershed Protection
Ordinance of the Town of
Cary.
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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The
proposed development will have access to Town of
Cary Sanitary
sewer system via Nancy Branch Interceptor which is currently under
construction.
Existing
waterlines along Green Level to
Durham Road
and
McCrimmon Parkway
will provide public water service to the parcel.
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Traffic
Impact Analysis
|
Traffic
Impact Study is being prepared by the Town Traffic Consultant, HNTB
and will be completed prior to the public hearing on September 9,
2004.
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PARCEL
& OWNER INFORMATION
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Property
Owner(s)
|
County
Parcel
Number
|
Real
Estate ID(s)
|
Area
(Acres)
|
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Glenn Futrell
|
0725899206
|
0070189
|
44
|
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Glenn Futrell
|
0725886399
|
0320409
|
7.03
|
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Jihad L. Libbus
|
0725876367
|
0303591
|
20.43
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Total
Acreage
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71.46
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