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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-18
Stonewater Planned Development District (PDD)
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Land
Use Plan Amendment:
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04-LPA-14
Amend the Northwest Area Plan and the Comprehensive Transportation
Plan to delete two collector roads.
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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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October 14, 2004
(tabled)
October 28, 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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Staff
recommends approval with the conditions listed below
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Planning
and Zoning Board voted unanimously to forward to Town Council for
approval.
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Town Council
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December 9, 2005
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Staff
recommends approval as noted below
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STAFF RECOMMENDATION
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There are two parts to the request.
Staff recommendations are as follows:
- Deletion
of the two collector roads:
Staff recommends approval of the deletion of the northern
collector road only. The
Parks, Recreation and Cultural Resources Department feels the
northern road, entering the rear of the park, will make securing
the park more difficult, so its deletion is recommended.
Staff recommends, however, that the southern collector
road requirement be satisfied through the construction of a
local road built to meet the requirements of the Town’s
Collector Avenue road classification.
The southern road is part of a distribution loop system
that relieves congestion at the intersection of Green Level to
Durham Road
and
O’Kelly Chapel Road
, and is a necessary component of the Comprehensive Transportation
Plan for the Northwest Area.
- Amendment of the multi-use path
to bring it into alignment both in location and materials with
the multi-use path it will adjoin in Amberly:
Staff recommends approval
of the request to amend the location and material of the
multi-use path along
Yates
Store Road
.
The path in
Amberly to the south is moving from the west side of the road to
the east side, and the path will be a five-foot-wide asphalt
path. It is
recommended that the adjoining path in Stonewater be amended to
match.
The request to delete the school APF requirement was withdrawn
by the applicant before the Planning and Zoning Board meeting.
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TOWN OF
CARY
CASE MANAGER
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Beth
Lewis, Senior Planner
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Phone: (919) 462-3944
Email: beth.lewis@townofcary.org
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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
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McFube
LLC
c/o
John D. McConnell Jr.
P.O. Box
97365
Raleigh,
NC
27624-7365
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PROJECT
DESCRIPTION
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The
Planned Development District (PDD) amendment for Stonewater deletes
two roads in the multi-family area east of Green Level to
Durham Road
.
The number of units shown in the area remains unchanged.
The proposed amendment contains the access points into and
out of the parcel that were shown on the original plan, but deletes
the two connector roads that bisect the parcel east to west in the
multi-family portion of the Stonewater PDD.
The
applicant proposes changing the composition of the multi-use path
from concrete to asphalt, and to relocate that path to align it with
the multi-use path in the adjacent Amberly PDD.
THIS
INFORMATION IS UNCHANGED FROM THE PREVIOUS APPROVAL.
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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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0736035513
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14
units per acre maximum
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56.68
in total
parcel
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702
in total parcel
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Not
applicable
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0736022203
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14
units per acre maximum
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56.68
in total
parcel
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702
in total parcel
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Not
applicable
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Total
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56.68
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702
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APPLICANT’S
JUSTIFICATION STATEMENT
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“The applicant is
proposing to amend Stonewater PDD.
The amendment deletes the extension of the collector street
east of Green Level to
Durham
Road.
Given the proposed road network in the area, this collector
street is no longer needed. Map
MP-1 shows arrows where the collector street was planned, which
indicate where connectivity will be provided to adjacent properties
or where there will be connectivity within the project.
The east-west connector in the northern portion of MF-1 has
also been deleted. This
change will prevent the crossing of the stream buffer.
There are arrows on Map MP-1 that also show where
connectivity will be provided to adjacent properties or where there
will be connectivity within the project.
Several of the MF parcels have been reconfigured to reflect
these changes. In
addition, since these roads are on the adopted Northwest Area Plan,
this Plan will also need to be amended.”
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CURRENT & PROPOSED TOWN OF
CARY
COMPREHENSIVE PLAN DESIGNATION
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Current
Comprehensive Transportation Plan and NW Area Plan, Roads and
Transit Map:
a.
There is a
future collector road linking Green Level to Durham Road/Alston Ave.
to NC 55, north of the future realigned O’Kelly Chapel Rd.
b.
There
are two collector roads that form part of a distribution loop around
the intersection of Green Level to
Durham
and O’Kelly Chapel Roads.
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Proposed
Changes to Comprehensive Transportation Plan and NW Area Plan, Roads
and Transit Map:
a.
Remove the collector road linking Green Level to
Durham Road/Alston Ave. to NC 55, north of the future realigned
O’Kelly Chapel Rd.
b.
Remove
the collector road that forms part of a distribution loop around the
intersection of Green Level to
Durham
and O’Kelly Chapel Roads.
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EXISTING & PROPOSED ZONING
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Current
Zoning: Planned
Development District (PDD) Major
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Proposed
Zoning: Planned
Development District (PDD) Major
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ADJACENT
EXISTING LAND USES, ZONING,
and LAND USE PLAN DESIGNATIONS
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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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Residential
40 (R-40)
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Town
Park
and Corps of Engineers property
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East:
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Vacant
A
single-family residence
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Residential
40 (R-40)
General
Commercial Conditional Use (GCCU)
Office
and Institutional Conditional Use (OICU)
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Office/Institutional
or High Density Residential
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South:
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Vacant
A
single-family residence
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Planned
Development District (PDD) Major, Amberly
Residential
40 (R-40)
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Mixed
Use (
Regional
Activity
Center
),
Mixed Use (
Community
Activity
Center
)
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West:
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Vacant
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Planned
Development District (PDD) Major, Stonewater
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West
of Stonewater: Very Low
Density Residential and Corps of Engineers property
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PLANNING
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Comprehensive
Plan Analysis
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This rezoning proposal does
not propose any changes in the Land Use elements of the Northwest
Area Plan. The request
does, however, propose to delete part or all of two collector
roadways recommended by the Northwest Area Plan (Map 3), which are
also included in the Town’s Comprehensive Transportation Plan.
The Northwest Area Plan and
the Comprehensive Transportation Plan both require a 124-ft.
right-of-way for [the realigned] Green Level to
Durham
Road
, with a 4-lane median
divided cross section. The
extra right-of-way (i.e., the 124 ft.) is intended to allow future
widening to 6 lanes in the very long term, or dedicated transit
lanes.
Ten (10) foot wide multi-use
paths are recommended for both the east and west sides of Green
Level to
Durham
Road
.
There should be an ample planting strip between the roadway
curb and the multiuse paths. The
paths were agreed to in the 2002 approval of the original PDD.
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Open
Space Considerations
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This
amendment is merely changing roadway locations, schools APF, and
multi-use path materials and alignment in an approved Planned
Development District (PDD). Open
space considerations are not applicable.
However,
as background the PDD does contain some high-rank priority open
space preservation areas. Most
of these areas are either within the designated stream buffers, or
within the PDD’s park area. Some
additional moderate-ranked priority open space (mixed hardwoods and
conifers) has been identified on the southeast quadrant of the
intersection of
O’Kelly
Chapel Road
and the to-be-realigned
Green Level to
Durham Rd.
(
Alston
Ave.
).
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Parks
and Greenways
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There
are no park and payment-in-lieu issues related to this amendment.
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Transportation
Planning
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The
Comprehensive Transportation Plan calls for a 4-lane median divided
cross-section on Green Level to
Durham
Rd.
and
County
Line Rd.
The Comprehensive
Transportation Plan also calls for a collector road north of
O’Kelly
Chapel Rd.
connecting
County
Line Rd.
to
Alston
Ave.
A collector road is also on
the comprehensive plan connecting Green Level to
Durham
Rd.
to NC 55 north of Alston Ave. Staff has agreed to waive the northern
collector road requirement. The southern collector road requirement
will be satisfied via a local road built to the standards of the
Town’s
Collector
Avenue
, to include bike lanes and
restricted on-street parking. Sidewalks
are required on both sides of all thoroughfares and collector roads
and on at least one side of all residential roads. This location is
within the C-Tran service area boundary.
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School
Information
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The only changes proposed in
this amendment are roadways and multi-use path materials and
alignment. This
amendment does not change the number of units or density proposed
for the parcel, so school information is not applicable.
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ENGINEERING
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Environmental
Considerations
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The project is located in a protected
watershed and will be required to meet 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 developer has started
the installation of a 16” waterline along Green Level to
Durham
Road
. This waterline will
provide the PDD with access to the existing TOC waterline located at
Carpenter Fire Station. A second waterline connection along
Alston
Avenue
is proposed in the PDD
document. A sanitary
sewer from the northern property line to the existing Kit Creek
Interceptor has been installed by the developer. This sewer
connection will provide the development with access to public
sanitary service.
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Traffic
Impact Analysis
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A
Transportation Planning Study was prepared by Wilbur Smith
Associates dated February 2002. The Traffic Impact Analysis (TIA)
was dated May 2002. The
approved TIA is still valid. The TIA included
Alston Ave
between
O’Kelly
Chapel Road
and Green Level to
Durham
Road.
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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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McFube
LLC
c/o
John D. McConnell Jr.
P.O. Box
97365
Raleigh,
NC
27624-7365
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0736035513
0736022203
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0304667
0206490
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30.06
26.62
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Total
Acreage
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56.68
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