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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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05-REZ-04 Old
Maynard Planned Development District (PDD)
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Land
Use Plan Amendment:
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Not Required
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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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April 14, 2005
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Forward to the
June 20, 2005
Planning and Zoning Board meeting
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Forwarded to the
June 20, 2005
Planning and Zoning Board meeting
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Planning and
Zoning Board
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June 20, 2005
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Staff recommends
approval
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The Planning and
Zoning Board voted unanimously (9-0) to recommend the approval of
the request including a recommendation that the project not be
approved until the final alignment of
Louis Stevens Road
has been determined.
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Town Council
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July 28, 2005
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Staff recommends
approval
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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
E-mail:
angela.reincke@townofcary.org
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STAFF
RECOMMENDATION
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Staff
believes that this request adequately meets the rezoning criteria
set forth in the Land Development Ordinance (3.4.1 (E)) and
recommends approval.
- 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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PLANNING
& ZONING BOARD ACTION
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Concerns
discussed by the Board included:
·
the
future alignment of
Louis Stevens
Road
;
·
access
opportunities to the project;
·
minimum
lot sizes for Town house units; and
·
buffer
widths in the Land Development Ordinance not being sufficient.
Staff
responded that at this time a final alignment for
Louis Stevens
Road
had not been
determined by the Engineering Department but that a meeting was
scheduled for mid July between the Department of transportation, the
Town of
Morrisville
and the Town of
Cary
to determine a
final location. The
applicant has agreed to design and construct the roadway in
whichever alignment is selected.
In addition, the applicant has agreed to provide road
improvements outside of the boundary of their project to make access
connections south to
McCrimmon
Parkway
.
The
Planning and Zoning Board voted unanimously (9-0) to recommend the
approval of the request including a recommendation that the project
not be approved until the final alignment of
Louis Stevens
Road
has been
determined.
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CHANGES
SINCE PUBLIC HEARING
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There
have been no changes since the public hearing.
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APPLICANT
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OWNERS
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Withers
& Ravenel, Inc
111 MacKenan Drive
Cary
,
NC
27511
919/469-3340
FAX:
919/467-6008
E-mail:
krobbins@withersravenel.com
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J
Earl Maynard, Executor of the Estate of Eva Rigsbee Maynard and
Trustee of the Trust under Will for Walter
N. Maynard
3318 Penney Tew
Mill Road
Roseboro
,
NC
28382
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LOCATION
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MAPS
& DOCUMENTS
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Old
Maynard Road
northwest
of
McCrimmon
Parkway
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Town
of
Cary
Vicinity Map
Town
of
Cary
Zoning Map
Town
of
Cary
Land
Use Map
Old
Maynard Master Plan Map, PDD Document
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PROJECT
DESCRIPTION
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Old
Maynard is a planned development containing a mix of 151
single-family attached and detached residential units on 40.77
acres.
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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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0745091008
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37.62
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0745193371
a portion of
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3.25
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Total
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3.7
overall
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40.87
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151
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1,100
sq ft
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APPLICANT’S
JUSTIFICATION STATEMENT
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Old
Maynard is a 40.87-acre planned community that combines a mix of
medium-density residential uses with common open space. A variety of
streams and ponds and their associated buffers along with the future
Kit Creek Greenway Trail and private recreation site provide open
space opportunities that are protected and incorporated into final
site designs. The plan represents an attempt to achieve a balance
among current Carpenter Area Plan concepts, which is located south
of this property, market dynamics and the adopted design philosophy
for the development.
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CURRENT
USE & ZONING
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Current
Land
Use: Medium
Density Residential (MDR)
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Proposed
Land Use: Medium
Density Residential (MDR)
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Current
Zoning: Residential
40 (R-40)
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Proposed
Zoning: Planned
Development District (PDD)
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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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Agricultural
with residences and a residential development
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Agricultural
District (AD) and Residential 6 (R-6), Town of
Morrisville
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Low
Density Residential and Medium Density Residential (Morrisville)
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East:
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Agricultural
with residences
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Agricultural
District (AD)Town of
Morrisville
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Low
Density Residential (Morrisville)
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South:
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Vacant
land and a residence
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Residential
40 (R-40)
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Medium
Density Residential (MDR) and Office/Institutional (OFC/INS)
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West:
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A
cell tower, vacant land, agricultural with residences.
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Office
Research and Development (ORD)and Residential 40
(R-40)
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Parks
(PKS) and Office/Institutional (OFC/INS)
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PLANNING
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Comprehensive
Plan Analysis
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The
proposal is in compliance with the Land Use Plan, which identifies
the area for Medium Density Residential (MDR).
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Parks
and Greenways
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The applicant will
be required to make a payment-in-lieu in place of parkland
dedication for the value of 4.31 acres. The applicant will also be
required to dedicate a 30’ wide easement for the future
development of the Kitt Creek Greenway. The applicant will be given
credit for the value of this easement. The applicant will also be
required to construct a trail, which will be maintained by the
homeowners association, which will link the Planned Development
District's recreation area to the future Kitt Creek Greenway.
The Parks,
Recreation & Cultural Resources Advisory Board approved these
conditions at its June Board meeting.
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Transportation
Planning
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The
applicant is proposing to use the
Old Maynard Rd.
alignment as
part of the extension of Louis Stephens Rd. Detailed alignment
drawings will be reviewed at the time of site plan. Sidewalks will
be required on both sides of all thoroughfares and collectors and on
at least one side of all residential roads. Road improvements for
Louis Stephens
Rd.
must conform to
the Town’s Comprehensive Transportation Plan requirements. This
location is not within the C-Tran service area.
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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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16,886
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17,002
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99.32%
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26
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Middle
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7,937
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8,365
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94.88%
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13
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High
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8,438
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8,578
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98.37%
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18
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Total
for all Area Schools
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33,261
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33,945
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97.98%
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57
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Assigned
Schools
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Northwoods
Elementary
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810
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655
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123.66%
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26
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West
Cary
Middle
School
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943
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988
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95.45%
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13
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Green
Hope
High
School
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2104
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2347
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90.65%
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18
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Total
for all Assigned Schools
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3857
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3990
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102.92%
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57
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Current
Enrollment and Building Capacity
are based on the 20th day of the school year for
2004 as supplied by the Wake County Public School System.
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.
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ENGINEERING
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Environmental
Considerations
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The
project is located in the
Jordan
Lake
watershed and
will be required to meet the Reservoir Watershed Protection
Ordinance of the Town of
Cary
and the nitrogen
requirements. There are riparian buffers associated with this
project.
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Utilities
(Water and Sewer)
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The
proposed development is in the Kitt Creek sanitary sewer drainage
basin. The site has no direct access to existing gravity sewer
system. Off-site gravity sewer extension to existing or planned Kitt
Creek sewer will be required. The
nearest existing Town of
Cary
waterline is at the intersection of
Davis Drive
and
McCrimmon Parkway
. The developer will be required to extend the existing waterline
along
McCrimmon Parkway
and
Old Maynard Road
to the site. Site
development will be required to comply with Town of
Cary
utility policies and standards.
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Traffic
Impact Analysis
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A
Traffic Impact Study has been prepared by the Town traffic
consultant HNTB. All
intersections in the study area will operate at Town of
Cary
standard level
of service “D” or better at build-out.
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PARCEL
& OWNER INFORMATION
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Property
Owner(s)
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County
Parcel
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