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TOWN
OF CARY,
NORTH CAROLINA REZONING
PETITION: 05-REZ-26, Amberly
Planned Development District (PDD) Amendment This
request would amend the Amberly Master Plan by adding 39.60 acres to the
northwestern side of Amberly adjacent to the age restricted portion of the
development. Adding the
property would enhance the overall site design and layout of the age
restricted section of Amberly with no increase in the number of dwelling
units previously approved. LAND
USE PLAN AMENDMENT: 05-LPA-13,
Low Density Residential (LDR) and Very Low Density Residential (VLDR) to
Medium Density Residential (MDR) The 38.85 acres proposed
to be added to Amberly is located in Chatham County, but is also within
Cary’s urban service boundary and has a future land use designation of
Low Density Residential (LDR). A
small portion of the property, located in the southwest corner of the
intersection of O’Kelly Chapel Road and Pittard Sears Road and has a
future land use designation of Very Low Density Residential (VLDR).
The adjoining age-restricted tract of Amberly has a land use
designation of Low Density Residential (LDR) to Medium Density Residential
(MDR) and is approved for 4.02 du/ac.
Adding an additional 39 acres with
no unit increase would lower the age-restricted density to 3.60
du/ac. A Land Use Plan
amendment would be required in order to change the future Low Density
Residential (LDR) and Very Low Density Residential (VLDR) designations to
Medium Density Residential (MDR). LOCATION OF PROPERTY: Vicinity map The property is located south of O’Kelly Chapel Road, east of Pittard Sears Road, southwest of the intersection of Pittard Sears Road and O’Kelly Chapel Road. The site is also approximately 5,400 feet west of the intersection of O’Kelly Chapel Road and Green Level to Durham Road APPLICANT:
TOWN
OF CARY MEETING SCHEDULE:
TOWN COUNCIL PUBLIC HEARING – August
11, 2005
Action:
The Town Council forwarded the request to the October
24, 2005
Planning and Zoning Board. PLANNING
AND ZONING BOARD DISCUSSIONS & RECOMMENDATIONS: - October
24, 2005
Action: After
a few minor questions regarding the request, the
Planning Board forwarded the request to the ·
Land
Use Plan amendment request:
The Planning Board voted unanimously (10-0) to approve the request. ·
Planned
Development District amendment request:
The Planning Board voted unanimously (10-0) to approve the request. TOWN
COUNCIL ACTION - November
10, 2005
Action: At the request of the applicant, action on the plan was deferred to the December 15, 2005 Town Council meeting. TOWN COUNCIL ACTION – December 15, 2005 Action: CHANGES
SINCE THE TOWN COUNCIL PUBLIC HEARING:
There
have been no changes to this request since the August
11, 2005 public
hearing. NEIGHBORHOOD
CONCERNS:
STAFF
RECOMMENDATION: Staff recommends approval of the request to add an additional 38.85 acres to the AR (Age Restricted) Tract of Amberly, PDD. ANALYSIS: Land
Use Plan Amendment 05-LPA-13: Comprehensive
Plan: The
AR Tract of Amberly is located entirely within Chatham
County.
The area of expansion of the AR Tract is also located within Chatham
County
in an area previously approved as part of Cary’s
Northwest Area Plan. The
Northwest Area Plan provides for low density residential development (I to
3 units per acre) in this area of the Plan, which is isolated from
adjoining western lands designated for very low residential development
(less than 1 unit per acre) by Pittard
Sears Road. Therefore, staff
supports the Planned Development Amendment as requested. Planned
Development District Request: As stated by the applicant, a large portion of the housing in Amberly has been designated as age-restricted. The parcel being requested for inclusion into the PDD will be part of the age-restricted section of Amberly. Even though acreage is being added to the PDD, no additional housing units are being requested. The additional acreage will allow more flexibility and sensitivity in the design of the age-restricted portion of Amberly. Therefore, staff supports the Land Use Plan amendment as requested. ZONING: Zoning map Current: Chatham County Residential Agricultural-40 (RA-40)
Proposed: Planned
Development District (PDD) APPLICANT’S
JUSTIFICATION STATEMENT (June
27, 2005): Amberly is a mixed-use
development offering a variety of housing types.
A large portion of the housing in Amberly has been designated as
age-restricted. The parcel
being requested for inclusion into the PDD will be part of the
age-restricted section of Amberly. Even
though acreage is being added to the PDD, no additional housing units are
being requested. The
additional acreage will allow more flexibility and sensitivity in the
design of the age-restricted portion of Amberly.
Current: Very
Low Density Residential (VLDR) and Low
Density Residential (LDR)
Proposed: Medium
Density Residential (MDR) ADJACENT
ZONING & LAND USES: North:
Existing
Use: Single-family
residence Existing Zoning:
Chatham
County Residential
Agricultural-40 (RA-40) Existing Land Use Plan Designation: Very Low Density Residential (VLDR) East: Existing
Use: Vacant
(Proposed age-restricted on the Amberly Master Plan) Existing Zoning:
Planned
Development District (PDD) Existing Land Use
Plan Designation: Low
Density Residential (LDR) to Medium Density Residential (MDR) South:
Existing Use: Vacant
Existing Zoning: Planned
Development District (PDD)
Existing Land Use Plan Designation:
Low
Density Residential (LDR) to Medium Density Residential (MDR) West:
Existing Use: Vacant
and single-family residence
Existing Zoning: Chatham
County Residential
Agricultural-40 (RA-40)
Existing Land Use Plan Designation:
Very
Low Density Residential (VLDR) Parks & Greenways: There are no additional parks or greenways issues related to this amendment based on the Parks, Recreation and Cultural Resources Facilities Master Plan. parks and greenways map Traffic
Impact Analysis:
No increase in traffic trips is expected. Therefore,
no Traffic Impact Study is required. 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, stormwater 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. |
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