TOWN OF CARY , NORTH CAROLINA
STAFF RECOMMENDATION TO
TOWN COUNCIL  

REZONING PETITION:  05-REZ-15 Havensite Court Planned Development District (PDD)

Summary:  The request is to change the current Industrial (I) zoning to Planned Development District (PDD).  The Planned Development District (PDD) Master Plan proposes residential multi-family development on the property.  

LAND USE PLAN AMENDMENT:  05-LPA-05 Office/Industrial (OFC/IND) to High Density Residential (HDR)

Summary of request:  The request includes consideration of a Land Use Plan amendment to change the existing Office/Industrial (OFC/IND) designation to High Density Residential (HDR).  Therefore, a Land Use Plan amendment would be required.  

LOCATION OF PROPERTY: Location Vicinity Map
Southeast of Havensite Court, approximately 340’ south of the intersection of NW Maynard Road and Havensite Court .  

APPLICANT:  Glenda Toppe

Jerry Turner and Associates, Inc.

905 Jones Franklin Road

Raleigh , NC 27606

FAX (919) 851-7547

E-mail:  gtoppe@jerryturnerassoc.com  

PARCEL & OWNER INFORMATION
Property Owner(s)	County Parcel Number(s)	Real Estate ID(s)	Area (Acres)
Weatherstone Limited Partnership 2126 Coley Forest Place Raleigh , NC 27606-3122	0754738060 0754831045 0754833199 0754835591	0246156 0246157 0246158 0246159	4.33 3.42 4.19 3.75
Total Acreage			15.69

   

REQUESTED LAND DEVELOPMENT PROPOSAL (PDD Doc - PDF or HTML, Map)
Summary of request:  The request is to change the current Industrial (I) zoning to Planned Development District (PDD).  The Planned Development District (PDD) Master Plan proposes residential multi-family development on the property.
Parcel	Maximum Density (Du/Ac)	Acreage	Total Units	Minimum Lot Size
0754738060	15.30 du/ac	4.33 ac.	66 units	N/A
0754831045	15.30 du/ac	3.42 ac.	52 units	N/A
0754833199	15.30 du/ac	4.19 ac.	64 units	N/A
0754835591	15.30 du/ac	3.75 ac.	58 units	N/A
Total		15.69 ac.	240 units (Max.)

 

TOWN OF CARY
CASE MANAGER:  

Bob Benfield, Senior Planner
Phone:  (919) 469-4045
E-mail:  bob.benfield@townofcary.org  

MEETING SCHEDULE:  

TOWN COUNCIL PUBLIC HEARING - June 9, 2005

Staff Recommendation:  Following the Public Hearing, staff recommends forwarding the request
to the August 15, 2005 , Planning and Zoning Board meeting.

Action:  The request was forwarded to the August 15, 2005 Planning and Zoning Board Meeting.  

PLANNING & ZONING BOARD - August 15, 2005

Staff Recommendation:  Staff recommends forwarding the request for consideration to the
September 8, 2005 Town Council meeting.
Action:  The Planning and Zoning Board unanimously recommended approval of the request.

Public Hearing Comments:  Regarding the proposed change in land use designation, there were no public comments.  

TOWN COUNCIL ACTION - September 8, 2005

Staff Recommendation:  Staff recommends approval of the request.

Action:  

CHANGES SINCE THE TOWN COUNCIL PUBLIC HEARING:

The northern 20’ wide buffer was increased in width to a 30’ wide buffer.  

CHANGES SINCE THE PLANNING & ZONING BOARD MEETING:

At the August 15, 2005 Planning Board meeting, the property owner of an adjoining vacant industrial lot expressed concern with the amount of buffer provided along the north side of the site.  (The adjoining vacant site may be the future home of a veterinary hospital.)  The applicant agreed to increase a required 20’ wide buffer to a 30’ wide buffer along the northern property line.  

NEIGHBORHOOD CONCERNS:

The owner of an adjoining vacant industrial site north of the property questioned the amount of buffer that would be provided adjacent to their site.  The Havensite Master Plan would provide a 20’ wide buffer.  A 40’ wide buffer would ultimately be required, shared equally between the two sites.  At the Planning Board meeting the applicant agreed to increase the required 20’ wide buffer to a 30’ wide buffer along the northern property line.  

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, as follows:

·         The request is consistent with the Comprehensive Plan.

The request is not consistent with Cary ’s Land Use plan. However, a Land Use Plan amendment is requested to alter the land use designation to allow high density residential development.  The location is ideally suited for medium to high density residential development due to it’s close proximity to two Activity Centers, Northwoods West NAC and Maynard Crossing NAC.  The proposed PDD would also provide an appropriate land use transition from industrial development to the north and west to single-family development to the east.

·         Adequate public services are available.

Municipal services are available to the property and are currently provided to all adjoining properties.  The addition of up to 240 residential units would not unduly tax the delivery of those services.

·         The proposed rezoning is unlikely to have significant adverse impacts on the environment.

The new residential development would utilize less impervious land coverage and storm water runoff than an industrial use.  The development would comply with Cary ’s storm water runoff requirements.

·         The proposed rezoning will not have significant impacts on other property in the vicinity of the subject tract.  The property is adequately separated from single-family development by common open space and opaque buffers, and from industrial development by an existing public street.

·         The proposed zoning classification is suitable for the subject property.

The request represents a reasonable proposal for infill development as a transition buffer between existing industrial development and existing single-family residential development.  The proposed residential use would provide additional housing opportunities in an area situated between two existing Neighborhood Activity Centers.

 

ZONING: Zoning Map

Current:  Industrial (I)

Proposed:  Planned Development District (PDD)  

APPLICANT’S JUSTIFICATION STATEMENT ( April 25, 2005 ):  The Havensite PDD is a proposed residential PDD.  The site is approximately 15.69 acres.  The maximum number of units proposed is 240.  The property is zoned industrial and the adopted land use for the property is also industrial.  The applicant is requesting an amendment to the Town’s Land Use Plan.  The proposed PDD is adjacent to a proposed Town of Cary Greenway and residential property.  The proposed rezoning will provide a better transition between the existing residential development and the Town’s proposed greenway.  By this property developing residentially, there is an opportunity for this development to build the greenway and provide interconnectivity to the Town’s greenway system.  

TOWN OF CARY LAND USE PLAN DESIGNATION:  Land Use Map

Current:  Office/Industrial (OFC/IND)  

Proposed:  High Density Residential (HDR)

A land use plan amendment would be required to change the land use designation from Office/Industrial    (OFC/IND) to High Density Residential (HDR).ADJACENT ZONING & LAND USES

ADJACENT ZONING & LAND USES:  

North:

Existing Use:  Self-storage facility, automotive sales & service and vacant Industrial property

Existing Zoning:  Industrial (I)

Existing Land Use Plan Designation:  Office/Industrial (OFC/IND)  

East:

Existing Use:  Residential single-family

Existing Zoning:  Residential-12 (R-12) and Transitional Residential Conditional Use (TR CU)

Existing Land Use Plan Designation:  Low Density Residential (LDR) and Medium Density Residential (MDR)  

South:

Existing Use:  Open space

Existing Zoning:  Planned Development District (PDD, open space)

Existing Land Use Plan Designation:  Parks, Open Space, Greenways (PKS)  

West:

Existing Use:  Open space

Existing Zoning:  Planned Development District (PDD, open space)

Existing Land Use Plan Designation:  Parks, Open Space, Greenways (PKS)  

Parks & Greenways (Parks & Greenways Map):  The following conditions have been agreed upon:

·         The applicant will be required to make a payment-in-lieu of parkland dedication for the value of +/- 4 acres.

·         The applicant will dedicate a greenway easement along the eastern edge and southern edge of the site per the Parks, Recreation and Cultural Resources Facilities Master Plan.

·         The Applicant agrees to donate 16.25 acres of adjacent open space to the Town.

·         The Town agrees to provide the developer w/ a credit against the required PIL for the construction of a connecting greenway trail from Bay Oak Drive to the proposed public greenway (Black Creek Greenway).  The decision to construct this trail segment will be at the Town’s discretion and will be decided at the time of site plan approval.

·         Applicant will provide private trail connections to the adjacent public greenway at time of site plan approval.  

Both the Greenway Committee and PRCR Advisory Board have reviewed and approved these conditions.  

Traffic Impact Analysis:  Traffic Impact Study is required. The study has been prepared by the Town Traffic Consultant – HNTB dated April 2005. The results were that all signalized intersections and site driveways operate at level of service “D” or better. No additional improvements are required beyond the requirements of the Comprehensive Transportation Plan.  

Reference Information:  

Schools:

The school information is being provided for your review; however, the Wake County Board of Education controls capital projects for school capacities.  

 

Current Enrollment and Building Capacity is based on the 20^th day of the school year for 2004 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 unit type, number of bedrooms, dwelling size, and other factors.  

Development Plan Issues:  

The purpose of a rezoning is to evaluate the appropriateness of this land use for these parcels of land.  Specific development requirements related to the technical aspects of land development, such as access, storm water management, road improvements, utility line placement, road connectivity and landscape plantings, are not considered during the rezoning process.  However, all of these development issues must be addressed for compliance with existing requirements spelled out in the Land Development Ordinance (LDO) when the site or subdivision plan is submitted.  All such requirements can be found at http:vic.townofcary.org.