TOWN OF CARY , NORTH CAROLINA
REQUEST FOR REZONING STAFF RECOMMENDATION
 TO THE TOWN COUNCIL

TOWN OF CARY CASE MANAGER

Angela Reincke, Senior Planner

Phone:  (919) 462-3942
angela.reincke@townofcary.org

APPLICANT

OWNERS

Withers & Ravenel, Inc.
111 MacKenan Drive
Cary , NC 27511
(919) 469-3340
Fax (919) 467-6008
csmith@withersravenel.com

Derby Downs LLC
740-A NW Broad St .
Southern Pines, NC 28387

PLANNING & ZONING BOARD ACTION

The Planning and Zoning Board voted unanimously to recommend the approval of the request as presented.  Concerns discussed by the Board included the future alignment of a north–south collector road which is illustrated on the Southwest Area Plan.  Staff responded that at this time a final alignment for this had not been determined by the Engineering Department.  If the proposed collector were to align on the eastern edge of the property, the applicant would be required to make the improvements as required at time of site plan approval.  In addition there were questions about the proposed alignment of an east-west collector road through the project.  This location was determined due to the restricted crossing of the American Tobacco Trail.  There were questions about the width and location of the proposed greenway/multipurpose trail and the trails internal to the development.  The Planning and Zoning Board voted unanimously (10-1) to forward the request to the Town Council with a recommendation of approval.

CHANGES SINCE PUBLIC HEARING

·     At staff’s request all references to road construction standards and connectivity requirements were removed from the PDD Document.  These are not land use related items and will be addressed at subdivision plan review.

       Public Concerns:

      Transportation plans illustrating undesired future roads and road stub connections on adjacent properties

·     Plans indicate that easements for sewer connections to pump station will be through adjacent properties

·     Development in this area is inappropriate

·     Development standards for roads without  curb and gutter or sidewalks  

** The above items have been taken into consideration and comments to the applicant have included the adjacent property owner concerns.  These comments are not related to land use, and could be addressed at the time of development plan review.

LOCATION

MAPS & DOCUMENTS

Green Level Church Road near Ferson Road

Town of Cary Vicinity Map

Town of Cary Zoning Map

Town of Cary Land Use Map

Master Land Use Plan Map

Planned Development District (PDD) Document

PROJECT DESCRIPTION

Copperleaf is a Planned Development containing 137 detached single family residences on 137.64 acres.

Parcel

Maximum Density (DU/acre)

Acreage

Total Units

Minimum Lot Size

0724334425

10.0

20,000 sq ft

0724433661

99.39

20,000 sq ft

0724445903

 6.65

20,000 sq ft

0724458325

 7.79

20,000 sq ft

0724630625

 13.81

20,000 sq ft

Total

1.0 overall

137.64

137

20,000 sq ft

APPLICANT’S JUSTIFICATION STATEMENT

Copperleaf is a 137.39 acre planned community that combines a mix of very low density residential uses with common open space. A variety of streams and ponds and their associated buffers along with the American Tobacco Trail and an adjacent Town of Cary park provide open space opportunities that are protected and incorporated into final site designs. The plan represents an attempt to achieve a balance among current Southwest Cary Area Plan concepts, market dynamics and the adopted design philosophy for the development.

PROPOSED ZONING CONDITIONS

Subdistrict

Acres

Density

Total Units

SF-1

15.15

1.3

 20

SF-2

36.40

1.3

 48

SF-3

43.14

1.6

 69

Recreation Center

  3.49

TOTAL

98.68

137

** The applicant proposes to limit the density for this project as described above.

CURRENT USE & ZONING

Current Land Use: Conservation Residential – Very Low Density (VLCR)  

The property currently contains a single family residence

Proposed Land Use:  Conservation Residential – Very Low Density (VLCR)  

The proposed use is a Planned Development District containing detached single family residences.

Current Zoning: Residential 40 (R-40)

Proposed Zoning: Planned Development District (PDD)

ADJACENT ZONING & LAND USES

Existing Use

Existing Zoning

Existing Land Use Designation

North:

Vacant land

Residential 40 (R-40)

Conservation Residential – Very Low Density (VLCR)

East:

American Tobacco Trail

Residential 40 (R-40)

Conservation Residential – Very Low Density (VLCR)

South:

Vacant land, Agricultural with a single residence

Residential 40 (R-40)

Conservation Residential – Very Low Density (VLCR); Parkland (PKS)

West:

Vacant land

Residential 40 (R-40)

Conservation Residential – Very Low Density (VLCR); Rural

PLANNING

Comprehensive Plan Analysis

The proposed site will have a density of 1.00 dwelling unit/acre, with lots averaging greater than 20,000 square feet.  The applicant has proposed to conserve additional Primary Open Space to achieve the permitted density.  The proposed density and lot size average complies with the provisions of the Southwest Area Plan; therefore, no Land Use Plan amendment is required.

Parks and Greenways

The Parks, Recreation and Cultural Resources Facilities Master Plan proposes a public greenway to be located along the eastern boundary of the proposed development.  In addition, a payment-in-lieu will be required for this development.

Transportation Planning

The Southwest Area Plan references roadway requirements for the site. Curb, gutter and sidewalk requirements will be waived in an effort to protect rural character.  This location is within C-Tran’s service area. The applicant is proposing a network of greenways/multi-use paths to accommodate bicycles and pedestrians.

School Information