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

 

Rezoning Petition:

05-REZ-05 Dellinger PDD Amendment

Land Use Plan Amendment:

Not required

 

Meeting

Date

Staff
Recommendation

Action

Town Council Public Hearing

April 14, 2005

Forward to the June 20, 2005 Planning and Zoning Board meeting

Forwarded to June 20, 2005 Planning and Zoning Board meeting.

Planning and Zoning Board

June 20, 2005

Staff recommends approval of the request

The Planning and Zoning Board unanimously recommended approval of the request.

Town Council

July 28, 2005

Staff recommends approval of the request

 

 

TOWN OF CARY CASE MANAGER

Bob Benfield, Senior Planner

Phone:  (919) 469-4045

E-mail:  bob.benfield@townofcary.org

 

STAFF RECOMMENDATION

Staff believes that this request adequately meets the rezoning criteria set forth in the Land Development Ordinance (3.4.1 (E)) and recommends approval.  

  1. This request is consistent with the current Town of Cary Land Use Plan .
  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...

 

PLANNING AND ZONING BOARD ACTION

The Planning and Zoning Board voted 9 to 0 to recommend approval of the request...  

  • No concerns were mentioned or discussed.
  • The Planning Board concurred with staff that compliance with Activity Center Design Guidelines would be appropriate for the Delinger PDD.  (The Delinger PDD is located within the Crossroads Regional Activity Center .)

 

 

CHANGES SINCE PUBLIC HEARING

There have been no changes since the public hearing.

   

APPLICANT

OWNERS

Glenda Toppe

Jerry Turner and Associates, Inc.

905 Jones Franklin Road

Raleigh , NC 27606

(919) 851-7150

FAX:  (919) 851-7547

E-mail:  gtoppe@jerryturnerassoc.com

Dellinger Family LLC

207 Annandale Drive

Cary , NC 27511-6503

 

 

LOCATION

MAPS & DOCUMENTS

North of Dillard Drive between Piney Plains and Meeting Street , and south of the intersection of Piney Plains Road and Dillard Road .

Town of Cary Vicinity Map

Town of Cary Zoning Map

Town of Cary Land Use Map

 

PROJECT DESCRIPTION

The following modifications are proposed within the Dellinger PDD:

 

Current Requirement

Proposed Modification

Dellinger PDD was approved with a Table of Building Setbacks and Streetscape Buffers along Dillard Drive and Piney Plains Road and a proposed north-south internal connector roadway.  Depending on location, the setbacks vary from 20’ to 50’ and streetscape buffers vary from 10’ to 30’ wide.

The Table of Building Setbacks and Landscape Buffer widths for the Dellinger PDD would be eliminated and replaced with language stating that all development would comply with Cary ’s Activity Center Design Guidelines.  The request would amend the setbacks and streetscape widths as shown below:

 

     CURRENT SETBACKS, STREETSCAPES AND BUFFERS                           PROPOSED SETBACKS,
                                                                                                                     STREETSCAPES
                                                                                                                     AND BUFFERS

Parcel

Frontage

PDD Streetscape

PDD Building Setback

AC Guidelines

1

Dillard Dr .

30’

40’

 

 

Building setbacks and streetscapes can vary from 10’ to 30’ depending on location of parking. (See note below for further explanation.)

1

Piney Plains

20’

30’

2

Dillard Dr .

30’

40’

2

Meeting St.

20’

30’

3

Dillard Dr .

30’

40’

3

N/S Connector

10’

30’

4

Dillard Dr .

10’

20’

4

N/S Connector

10’

30’

5

N/S Connector

10’

20’

4

South Property line

30’ Type “B”

50’

Buffer would be required.  Buffer to remain as previously approved

5

South Property Line

20’’ Type “B”

30’

Buffer would be required.  Buffer to remain as previously approved

 

Cary ’s Activity Center Design Guidelines require that buildings be located close to adjoining streets.  The building setback from roadway right-of-way could be as little as 10’, with a pedestrian plaza provided between the building and back-of-curb of the adjoining street.  The streetscape would normally be transformed into a pedestrian plaza, with street trees and ornamental trees located along the plaza.  

The Guidelines also recognize there may be instances where parking would be located between a building and an adjoining roadway.  The Guidelines limit the amount of parking between the building

and roadway to no more than one double-loaded bay.  All other parking would be located to the side or to the rear of the building.  A sufficient streetscape area would be required where parking would adjoin a roadway so that adequate screening of the parking area could be provided.  The intent is to properly screen parking areas and parked vehicles from off-site views.  

The Guidelines provide flexibility in building setbacks and streetscape widths to encourage optimal building placement for pedestrian interaction along adjoining roadways and from building to building, and to encourage parking to the side or to the rear of buildings to lessen visual impact.  

   

APPLICANT’S JUSTIFICATION STATEMENT

When the Town of Cary approved the Dellinger PDD, there were no activity center guidelines.  The Dellinger PDD is located within a regional activity center.  Now that the design guidelines have been adopted, the Town wants to see development within activity centers built to activity center design standards, and the current requirements in the PDD document would prohibit this from happening.  The proposed amendment will allow the Dellinger PDD to develop under the Towns Activity Center Design Guidelines.

 

CURRENT USE & ZONING

Current Land Use:  Commercial (COM), Office /Institutional (OFC/INS), and Medium Density Residential (MDR)

Proposed Land Use:  Commercial (COM), Office /Institutional (OFC/INS), and Medium Density Residential (MDR)

Current Zoning:  Planned Development District (PDD)

Proposed Zoning:  Planned Development District (PDD)

 

ADJACENT ZONING & LAND USES

 

Existing Use

Existing Zoning

Existing Land Use Designation

North:

Progress Energy Electrical Substation Site

Residential-40 (R-40)

Office/Institutional (OFC/INS)

East:

Commercial (COM) with portions of the property undeveloped

General Commercial Conditional Use (COM CU)

Commercial (COM), and Medium Density Residential (MDR)

South:

Multi-family

Planned Development District (PDD)

High Density Residential (HRD)

West:

Shopping Center (Commercial)

General Commercial Conditional Use (GC CU) and Office/Institutional (OFC/INS)

Commercial (COM) and High Density Residential (HRD)

 

PARCEL & OWNER INFORMATION

Property Owner(s)

County Parcel Number(s)

Real Estate ID(s)

Area (Acres)

Dellking Family LLC

207 Annandale Drive

Cary , NC 27511-6503

0772497599

0037061

32.17

Total Acreage

32.17