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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-22
Residential 12 Conditional Use (R-12CU)
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Land
Use Plan Amendment:
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N/A
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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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Town
Council forwarded to the 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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Staff recommends
approval of the request
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The Planning and
Zoning Board recommended approval of the request (8-0)
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Town Council
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February 10, 2005
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Staff recommends
approval of the request
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TOWN
OF
CARY
CASE MANAGER
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Angela Reincke,
Senior Planner
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Phone:
(919) 462-3942
Email: angela.reincke@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 Section 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.
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APPLICANT
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OWNERS
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Jim Middleton
Performance Properties
100 Glenhigh Ct
Cary
NC
27511
jmiddleton747@cs.com
|
Ann P. Talton
901 Reedy
Creek Road
Cary
,
NC
27513
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LOCATION
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MAPS
& DOCUMENTS
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901
Reedy
Creek Road
Cary
,
North Carolina
27513
|
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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This
request is to rezone the property from Residential 40 (R-40) to
Residential 12 Conditional Use (R-12 CU). The subject property of
4.9 acres is located on the west side of
Reedy Creek Road
approximately 600 feet north of the
intersection of
Reedy Creek Road
and
Dynasty Drive
.
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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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0764792372
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2.3
Du/Ac
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4.9
acres
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N/A
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N/A
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APPLICANT’S
JUSTIFICATION STATEMENT
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In
order to subdivide property,
Cary
utilities are needed. Rezoning to Residential 12 (R-12) would allow
for public utilities and for the property to be developed into
single family residential lots under the same category as
subdivisions to the south and east.
This rezoning would allow for a continuation of annexation of
property adjoining existing city limits under the existing
designated land use plan of low density residential.
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PROPOSED
ZONING CONDITIONS
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Density
is not to exceed 2.3 units per acre.
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CURRENT
LAND USE & ZONING
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Current
Land
Use Designation: Low
Density Residential (LDR)
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Proposed
Land Use Designation: Low
Density Residential (LDR)
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CURRENT
USE & ZONING
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Current
Zoning: Residential
40 (R-40)
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Proposed
Zoning: Residential
12 Conditional Use (R-12
CU)
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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
- Single Family
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Residential
40 (R-40)
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Low
Density Residential (LDR)
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East:
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Residential
- Single Family
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Residential
12 (R-12)
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Low
Density Residential (LDR)
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South:
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Residential
- Single Family
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Residential
12 (R-12)
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Low
Density Residential (LDR)
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West:
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Residential
- Single Family
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Residential
12 (R-12)
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Low
Density Residential (LDR)
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PLANNING
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Comprehensive
Plan Analysis
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This
proposal is in compliance with the Land Use Plan.
No amendment is required.
The parcel is designated as Low Density Residential (LDR) in
the Land Use Plan, which corresponds with the Residential-12 (R-12)
zoning district.
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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 park
or greenways proposed for this site based on the Parks, Recreation
and Cultural Resources Master Plan. A payment-in-lieu of park land
dedication will be required for residential development.
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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 3-lane section for
Reedy Creek Road
(one lane in
each direction with a continuous center turn lane).
Sidewalk is required on both sides of
Reedy Creek Road
.
Outside lanes 14’ wide are required on
Reedy Creek Road
to accommodate
bicycles.
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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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Elementary
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16,347
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13,330
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122.63%
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2
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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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1
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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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1
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Total
for all Area Schools
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31,543
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27,071
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116.52%
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4.
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Assigned
Schools
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Reedy
Creek
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728
|
585
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124.44%
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2
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Reedy
Creek
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921
|
903
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101.99%
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1
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Cary
High
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2,209
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1,582
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139.63%
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1
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Total
for all Assigned Schools
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3,858
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3,070
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125.67%
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4
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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 unity 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
.
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Utilities
(Water and Sewer)
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This
property has direct access to Town of
Cary
’s public water distribution system via the 8” waterline along
Reedy Creek Road
. Off-site sewer easement acquisition from adjacent properties south
of the development will be required for sanitary sewer connection.
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Traffic
Impact Analysis
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The
development of 11 dwelling units will not require a traffic impact
study because is does not generate more that 100 peak hour trips as
defined by the Adequate Public Facilities Ordinance
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PARCEL
& OWNER INFORMATION
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Property
Owner(s)
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County
Parcel
Number
|
Real
Estate ID(s)
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Area
(Acres)
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Ann P. Talton
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0764792372
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0055825
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4.9
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