STAFF RECOMMENDATION TO THE

TOWN OF CARY, NORTH CAROLINA
STAFF RECOMMENDATION TO THE
TOWN COUNCIL

REZONING PETITION: 05-REZ-20 Highcroft Village Planned Development District (PDD)

The request is to rezone property from Residential-40 (R-40) to Planned Development District (PDD) and to delete the PDD from the proposed Morrisville Parkway and NC Highway 55 Neighborhood Activity Center identified on Cary’s Land Use Plan. The proposed PDD is located within both the Southwest Area Plan and the Northwest Area Plan.

LAND USE PLAN AMENDMENT: 05-LPA-08 Mixed Use Development (MXD) to Medium Density Residential (MDR) and High Density Residential (HDR).

The Highcroft Village PDD Master Plan would provide Medium Density Development (MDR) and High Density Development (HDR) development in an area designated for Mixed Use Development (MXD), which requires an amendment to Cary’s Land Use Plan.

LOCATION OF PROPERTY: Vicinity map

The property is located north and south of Green Hope School Road. The property north of Green Hope School Road is located approximately 850’ east of the intersection of Sears Farm Road and Green Hope School Road. The property south of Green Hope School Road is located approximately 420’ west of the intersection of NC Highway 55 and Green Hope School Road. The property is also southeast of Wackena Road.

APPLICANT:
Glenda Toppe
Jerry Turner and Associates, Inc.
905 Jones Franklin Road
Raleigh, NC 27606
(919) 851-7150
FAX: 851-7547
E-mail: gtoppe@jerryturnerassoc.com

PARCEL & OWNER INFORMATION
Property Owner(s)	County Parcel Number(s)	Real Estate ID(s)	Area (Acres)
Highcroft Investors LLC PO Box 3557 Cary, NC 27519-3557	734681762 (portion of)	0185234	63.27 ac.
Highcroft Investors LLC PO Box 3557 Cary, NC 27519-3557	0735501486 (portion of)	0084273	15.08 ac.
Highcroft Investors LLC PO Box 3557 Cary, NC 27519-3557	0734760395	0063069	37.21 ac.
Total Acreage			115.56 ac.

** Acreage shown is approximate.

INITIAL LAND DEVELOPMENT PROPOSAL (Presented at Public Hearing)
Parcel (Real ID)	Tract	Acreage	Unit Type	Maximum Density (Du/Ac)	Total Units	Minimum Lot Size
0063069	1	6.92ac.	Single-family	2.24 du/ac	15 units	12,000 sq. ft.
	2	20.98 ac.	Medium Density Residential	4.83 du/ac	102 units	5,000 sq. ft.
0185234	5	3.86 ac.	Mixed Use			40,000 sq. ft. (Nonresidential)
	3	24.70 ac.
	4 (portion of)	Tract 4 is located within 2 Parcels that total 22.42 ac.	Medium Density Residential	4.83 du/ac	232 units (Total for Tract 4)	5,000 sq. ft.
	6	2.55 ac.	Single-family	2.24 du/ac	6 units	12,000 sq. ft.
0084273	4 (portion of)	Tract 4 is located within 2 Parcels that total 22.42 ac.	Medium Density Residential	4.83 du/ac	See Tract 4 unit totals shown above in Parcel 0185234	5,000 sq. ft.
	7	2.14 ac	Single-family	2.24 du/ac	5 units	12,000 sq. ft.
Open Space		34.03 ac.
Right-of-way		4.34 ac.
Total		121.94 ac			360 units	40,000 sq. ft. (Nonresidential)

** Proposed gross density: 2.95 du/ac.

** Mixed Residential may include: single-family, multi-family, patio dwelling, townhome, life care community, and nursing home.

REVISED LAND DEVELOPMENT PROPOSAL (For Planning & Zoning Board Consideration) PDD Document pdf, html, Map
Parcel (Real ID)	Tract	Acreage	Unit Type	Maximum Density (Du/Ac)	Total Units	Minimum Lot Size
0063069	1	6.92 ac.	Single-family	1.87 du/ac	13 units	12,000 sq. ft.
	2	20.98 ac.	Mixed Residential	5.24 du/ac	110 units	NA/
0185234 (portion of)	3	24.70 ac.	Mixed Residential	5.34 du/ac	127 units	N/A
Portions of 0185234 & 0084273	4	22.42 ac.	Mixed Residential	4.33 du/ac	97 units	N/A.
0185234	5	3.86 ac.	High Density	20.27 du/ac	80 units	N/A
Open Space		32.34 ac.
Right-of-way		4.34 ac.
Total		115.56 ac			427 units	N/A

** Proposed gross density: 3.69 du/ac.

** Mixed Residential may include: single-family, multi-family, patio dwelling, townhome, life care community, and nursing home.

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 – July 28, 2005

Staff Recommendation: Staff recommends forwarding the request to the September 19, 2005, Planning and Zoning Board meeting.

Action: The request was forwarded to the September 19, 2005, Planning Board meeting.

PLANNING & ZONING BOARD – September 19, 2005

Staff Recommendation: Staff recommends approval of the request.

Action: The Planning Board forwarded the request to the October 20, 2005 Town Council meeting with the following recommendations:

Land Use Plan amendment request and removal of the Planned Development District area from within the proposed Morrisville Parkway and NC 55 NAC: The Planning Board voted unanimously (9-0) to approve the request.

Planned Development District request: The Planning Board voted unanimously (9-0) to approve the request. (Because Morrisville Parkway is not proposed to connect to any existing roadway to provide a second source of access for the development, the Planning & Zoning Board asked when a second means of access would be required. Staff advised that a second source of access would have to be provided prior to occupancy of more than 100 dwelling units. The initial source of access would be from Green Hope School Road.)

TOWN COUNCIL ACTION – October 20, 2005

Staff Recommendation: Staff recommends approval of the Land Use Plan amendment; the Planned Development District; and the removal of the Planned Development District area from within the proposed Morrisville Parkway and NC 55 NAC.

Action:

CHANGES SINCE THE TOWN COUNCIL PUBLIC HEARING:

Tract 6 & 7, located north of the proposed Morrisville Parkway extension, was eliminated from the Master Plan. This area will remain undeveloped. (This area was also designated for a Land Use Plan change from Very Low Density Residential (VLRD) development to Low Density Residential (LDR) development.)
Tract 5, originally planned for 40,000 sq. ft. of nonresidential development, has been replaced with High Density Development (HDR) at approximately 20 du/ac.

NEIGHBORHOOD CONCERNS:

1. Adjoining southern property owners living in the Reserve Subdivision have expressed the following concerns:

a. requested that the width of the southern most buffer should be at least 50’ wide and should be treated as undisturbed common area;

b. requested that there be a building setback of 80’ from the Reserve Subdivision;

c. requested that a minimum lot size lot of at least 1/3 acre be used for lots adjoining the Reserve Subdivision;

d. requested that there be no clear cutting;

e. requested that dead plant material be removed from buffer areas;

f. requested information pertaining to storm water runoff & drainage;

g. requested that the new development create neighborhood covenants to regulate the appearance of the new neighborhood;

h. requested that homes be sized with at least a minimum of 3,000 sq. ft of heated space; and

i. requested information of the widening of Green Hope School Road .

2. Adjoining northern property owners to the PDD have expressed the following concerns:

a. requested that low density residential development similar to the Wackena Rd area be utilized (lots sized at 3/4 acre. to 3 acres); and

PARCEL & OWNER INFORMATION