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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-21,
Wake
County
Residential-30 District (R-30W) to Office and Institutional
Conditional Use District (O&I CU)
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Land
Use Plan Amendment:
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04-LPA-16,
Low Density Residential (LDR) to Office and Institutional
(O&I)
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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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November 18, 2004
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Forward to the
January 18, 2005
Planning and Zoning Board Meeting
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Forwarded
to
January 18, 2005
Planning and Zoning Board Meeting
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Planning and
Zoning Board
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January 18, 2005
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Forward
to the February 24, 2005 Town Council meeting, with recommendation
for approval
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Planning Board
voted unanimously to recommend approval of this request.
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Town Council
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February 24, 2005
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Staff recommends
approval of the request and proposed Land Use Plan amendment.
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Request approved
with conditions as described in this report.
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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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APPLICANT
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OWNERS
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Cary
Alliance
Church
555 SW Maynard Road
Cary
,
NC
27511-4310
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Cary
Alliance
Church
555 SW Maynard Road
Cary
,
NC
27511-4310
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STAFF
RECOMMENDATION
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Staff
believes that this request satisfies the criteria to rezone and
amend the land use plan the property as prescribed in the Land
Development Ordinance Sections 3.4.1(E) and 3.2.2 (C). Therefore,
staff recommends
approval of both the rezoning and the associated land use plan
amendment with conditions described in this report:
1.
This request is
consistent with the current Town of Cary Land Use Plan. ** The
request is not consistent with the current land use plan, however,
with the adoption of the associated land use plan amendment
(04-LPA-16) it will be consistent, and therefore satisfies this
requirement.
2.
Adequate public
services can be provided to the parcel (i.e. police, fire, utilities
etc.)
3.
The proposed
rezoning is unlikely to have a significant impact on the natural
environment.
4.
The proposed
rezoning will not have a significant adverse impact on other
property in the vicinity.
5.
The proposed
zoning classification is suitable for the property.
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LOCATION
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MAPS
& DOCUMENTS
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The
property is located at
4108 Ten Ten
Road
, south of
Ten Ten Road
, approximately
980 feet west of the intersection of
Ten Ten Road
and
Holly Springs
Road
.
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Town
of
Cary
Vicinity
Map
Town
of
Cary
Land
Use Map
Town
of
Cary
Zoning
Map
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PROJECT
DESCRIPTION
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The
request is to rezone approximately 20 acres from Wake County
Residential-30 District to
Cary
’s Office and
Institutional Conditional Use District and to amend the Land Use
Plan from Low Density Residential (LDR) to Institutional (INS).
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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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Cary
Alliance
Church
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0760684403
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0055435
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20.21
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Total
Acreage
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20.21
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APPLICANT’S
JUSTIFICATION STATEMENT
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Cary
Alliance
Church
has experienced such an increase in attendance that it has outgrown
its present location. Anticipating
this growth, the Church purchased the tract for which rezoning is
being requested in 2002 with the intention of a future relocation to
the site. A master plan
for the campus has been prepared.
Because the site’s development will progress in phases, the
Church desires to rezone the property to Office and Institutional
(O&I) to avoid special use hearings each time a phase of
development is initiated that would be associated with a residential
zoning category. The
classification of O & I was also selected as being the most
logical for the Church’s needs. In
addition, the rezoning of the referenced track to O & I will
bring the tract more in line with the Industrial use on the
adjoining tract to the east, while providing a transition from the
high impact uses around the intersection of SR 1010 and Holly
Springs Road located a short distance to the east to the proposed
residential use to the south and north of this tract.
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PROPOSED
ZONING CONDITIONS
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The
following use categories shall be allowed:
Religious
Assembly shall also include the following uses:
·
Daycares operated by the Church and not managed by a
private nonreligious licensed entity shall be allowed.
·
Educational uses Church related shall be allowed.
·
Church related assembly and non-routine assembly that
provides a benefit to the public shall be allowed.
Parks and open space
Cemetery
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CURRENT
USE & ZONING
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Current
Land
Use Plan: Low
Density Residential (LDR)
Current Use:
Vacant
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Proposed
Land Use Plan: Office
and Institutional
Proposed
Use:
Church& related uses
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Current
Zoning:
Wake
County
Residential-30
District (R-30W)
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Proposed
Zoning: Office
and Institutional Conditional Use District (O&I CU)
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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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Single-family
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Wake
County
Residential-40
District (R-40 W)
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Very
Low Density Residential (VLDR)
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East:
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Industrial
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Wake
County
Residential-30
District (R-30 W)
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Low
Density Residential (LDR)
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South
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Single-family
and portion of mini-storage
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Wake
County Industrial-1 and
Wake
County
Residential-30
District (R-30 W)
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Low
Density Residential (LDR)
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West:
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Existing
single-family dwelling on 42 acres.
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Town
of
Cary
Residential-12
Conditional Use (R-12 CU)
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Low
Density Residential (LDR)
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PLANNING
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Comprehensive
Plan Analysis
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An
amendment to the Land Use Plan is required to change the designation
of the proposed site from Low Density Residential to Office and
Institutional; however, the proposal is conditioned to remove all
non-church-related office uses.
Since the property would function as an institutional use
(church), changing the designation of this parcel to Institutional
(INS) would more accurately reflect the applicant’s intended use.
Recent
interest in commercial development at the intersection of
Holly Springs
Road
and Ten Ten Road
has prompted
staff to begin the development of an Activity Center Land Use Plan
for this intersection. The
intersection is located within an area where future development
would utilize
Cary
water and sewer
services. Therefore,
future development would be reviewed and approved by
Cary
.
The intersection of
Holly Springs
Road
and Ten Ten Road
could develop
as a
Neighborhood
Activity
Center
.
The
Cary
Alliance
Church
property would
be located within this
Activity
Center
and is proposed
to be designated as an “institutional” use.
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Open
Space Considerations
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There
are no natural or 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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There are no parks
or greenways proposed for this site based on the Parks, Recreation
and Cultural Resources Facilities Master Plan.
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Transportation
Planning
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This
location is within the C-Tran service area. The Comprehensive
Transportation Plan requires a 4-lane median divided section for
Ten Ten Road
.
Sidewalk is required on both sides of
Ten Ten Road
.
Outside lanes 14’ wide are required on
Ten Ten Road
to accommodate
bicycles.
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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 the project.
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Utilities
(Water and Sewer)
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The
property has direct access to Town of
Cary
’s public water distribution system via
a 24” waterline on
Ten Ten Road
. There
is no direct access to the Town’s public sewer system. However, a
site plan for a parcel west of the church property (M Powell Tract
04-SP-154) is currently under site plan review.
The Powell site plan includes a gravity sewer stub to the
church property.
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Traffic
Impact Analysis
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The
proposed Church will not require a traffic impact study.
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