|
TOWN OF CARY
,
NORTH CAROLINA
REQUEST FOR REZONING
STAFF RECOMMENDATION
TO TOWN COUNCIL
|
|
Rezoning
Petition:
|
04-REZ-27
(Medfield)
|
|
Land
Use Plan Amendment:
|
NA
|
|
Meeting
|
Date
|
Staff
Recommendation
|
Action
|
|
Town Council
Public Hearing
|
January 13, 2005
|
Forward to March
21, 2005 Planning and Zoning Board meeting
|
Forwarded to the
March 21, 2005
Planning and Zoning Board meeting
|
|
Planning and
Zoning Board
|
March 21, 2005
|
Staff recommends
approval of the request
|
Planning and
Zoning Board unanimously recommended approval of the request
|
|
Town Council
|
April 14, 2005
|
Staff recommends
approval
|
Town Council
approved the request
|
|
TOWN
OF
CARY
CASE MANAGER
|
|
Beth Lewis, Senior
Planner
|
Phone:
(919)462-3944
Email: beth.lewis@townofcary.org
|
|
STAFF
RECOMMENDATION
|
|
Staff
recommends approval of the request.
The request was reviewed for compliance with the criteria
established in Sec. 3.4.1(E) of the Land Development Ordinance and
was found to meet the
criteria outlined:
- The
request is consistent with the Comprehensive Plan. The
requested rezoning to Residential 8 Conditional Use complies
with the current Land Use Plan designation of Medium Density
Residential.
- Adequate
public services are available.
There are services available to the area, and the
addition of up to twelve single family residences will not
unduly tax the delivery of those services.
- The
proposed rezoning is unlikely to have significant adverse
impacts on the environment.
The property has been cleared for use as a pasture, so no
forest remains. The
stream along the western edge of the property is protected with
a 100’ stream buffer on each side.
- The
proposed rezoning will not have significant impacts on other
property in the vicinity
of the subject tract, since the surrounding property is
developed in a like residential manner.
- The
proposed zoning classification is suitable for the subject
property. This
request aligns the zoning classification with the current Land
Use Plan designation.
|
|
APPLICANT
|
OWNERS
|
|
Glenda Toppe
Jerry Turner and Associates, Inc
905 Jones Franklin Road
Raleigh
,
NC
27606
(919) 851-7150
FAX 851-7547
gtoppe@jerryturnerassoc.com
|
DAMY, Inc.
5801 Blacksmith Drive
Raleigh
,
NC
27606
John Bullock
7880 Chapel Hill Road
Cary
,
NC
27606
|
|
LOCATION
|
MAPS
& DOCUMENTS
|
|
Princess Anne
Road
near the
intersection of
Duxbury Drive
.
|
Town
of
Cary
Vicinity
Map
Town
of
Cary
Zoning
Map
Town
of
Cary
Land
Use Map
|
|
PROJECT
DESCRIPTION
|
|
The
request is to amend the zoning of a 5.12 acre parcel from
Residential 40 to Residential 8 Conditional Use.
Project will consist of single family detached dwellings on
lots of at least 9,500 square feet in area.
|
|
Parcel
|
Maximum
Density (Du/Ac)
|
Acreage
|
Total
Units
|
Minimum
Lot
Size
|
|
0774053375
|
5.44
units per acre
|
4.32
|
|
9,500
square feet
|
|
0774066003
(portion of)
|
5.44
units per acre
|
0.80
|
|
9,500
square feet
|
|
Total
|
|
5.12
acres
|
12
(Added
1/14/05
)
|
|
|
APPLICANT’S
JUSTIFICATION STATEMENT
|
|
The
Town’s adopted Land Use Plan designates the property being
requested for rezoning as medium density residential.
The proposed R-8 CU request complies with the Town’s
adopted Land Use Plan. The
property being considered for the rezoning is adjacent to the
Braeloch subdivision. Braeloch
is also zoned R-8 CU. The
conditions proposed for the rezoning will ensure that the property
develop in a similar fashion as Braeloch.
|
|
PROPOSED
ZONING CONDITIONS
|
1.
Minimum lot size 9,500 square feet.
2.
There will be a 20-foot landscape area along the rear of the
properties adjacent to Braeloch.
This 20-foot landscape
area will be part of the lot.
|
|
CHANGES
SINCE PUBLIC HEARING
|
|
The maximum number
of single-family dwelling units will not exceed 12. (Added
1/14/05
)
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CURRENT
USE & ZONING
|
|
Current
Land
Use: Medium
Density Residential (MDR)
The
property is currently vacant.
|
Proposed
Land Use: Medium
Density Residential (MDR)
The
proposed use is single-family detached residences.
|
|
Current
Zoning: Residential
40 (R-40)
|
Proposed
Zoning: Residential
8 Conditional Use (R-8CU)
|
|
ADJACENT
ZONING & LAND USES
|
|
|
Existing
Use
|
|
Existing
Land Use Designation
|
|
North:
|
Vacant
|
Residential
40 (R-40)
|
Medium
Density Residential (MDR)
|
|
East:
|
Braeloch
Subdivision, Single-family detached residences
|
Residential
8 (R-8)
|
Low
Density Residential (LDR)
|
|
South:
|
Vacant
|
Residential
40 (R-40)
|
Office
and Institutional (OFC/INS)
|
|
West:
|
Medfield
Estates Subdivision, Single-family detached residences
|
Residential
20 (R-20)
|
Medium
Density Residential (MDR)
|
PLANNING
|
|
Comprehensive
Plan Analysis
|
The
proposal is in compliance with the Land Use Plan, which designates
the area for Medium Density Residential (MDR).
|
|
Parks
and Greenways
|
If
this rezoning is approved, PRCR recommends a payment-in-lieu in
place of parkland dedication for the value of approximately .77
acres.
|
|
Transportation
Planning
|
Sidewalk
is required on at least one side of all residential roads. The
location is within the Town’s C-Tran service area.
|
|
School
Information
|
|
|
Enrollment
|
Permanent
Seat Capacity
|
Average
Percent Occupied
|
Projected
Number of Additional Students
|
|
Elementary
|
15,388
|
12,745
|
120.74%
|
2
|
|
Middle
|
7,715
|
7,116
|
108.42%
|
1
|
|
High
|
7,481
|
6,625
|
112.92%
|
1
|
|
Total
for all Area Schools
|
30,584
|
26,486
|
115.47%
|
4
|
|
Assigned
Schools
|
|
Reedy
Creek Elementary
|
728
|
585
|
124.44%
|
2
|
|
Reedy
Creek Middle
|
921
|
903
|
101.99%
|
1
|
|
Athens
Drive High*
|
1,769
|
1,735
|
101.96%
|
1
|
|
Total
for all Assigned Schools
|
3,418
|
3,223
|
109.46%
|
4
|
|
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.
|
|
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.
*Athens
Drive High is not a Cary-area school.
|
|
| |
|
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ENGINEERING
|
|
Environmental
Considerations
|
The
project will be required to meet the nitrogen requirements of the
Town of
Cary
.
There are riparian buffers associated with this project.
|
|
Utilities
(Water and Sewer)
|
Existing
Town of
Cary
public water and sewer systems have adequate capacity to support the
proposed rezoning. Development of this property will be required to
comply with Town of
Cary
utility policies and standards.
|
|
Traffic
Impact Analysis
|
The
development of 12 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.
|
PARCEL
& OWNER INFORMATION
|
|
Property
Owner(s)
|
County
Parcel
Number
|
Real
Estate ID(s)
|
Area
(Acres)
|
|
DAMY INC
|
0774053375
|
0163035
|
4.32
|
|
John D. Bullock
|
0774066003 (a
portion)
|
0145538
|
.80
|
|
Total
Acreage
|
5.12
|
|
