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TOWN
OF CARY,
NORTH CAROLINA REZONING PETITION: 05-REZ-34 Twin Lakes Planned Development District (PDD) Amendment This request is to redistribute the number of residential units allowed within the Twin Lakes development based upon reconfigurations of the various subdistricts in the project. Amendments affect the number of units and/or the size of individual subdistricts, with the density of such subdistricts changing to reflect the revisions. The overall dwelling unit cap of 1,044 total units and the overall gross density of 5.0 dwelling units per acre will remain. LOCATION OF PROPERTY: Vicinity Map East of Davis Drive and west of Town Hall Drive between Morrisville-Carpenter Road and McCrimmon Parkway APPLICANT: John
Myers APPLICANT’S CONTACT PERSON: J.
Adam Ashbaugh
TOWN
OF CARY MEETING
SCHEDULE: Town Council referred this case to the October 24 meeting of the Planning & Zoning Board. PLANNING & ZONING BOARD – October 24, 2005 Staff recommended approval. The Planning & Zoning Board voted 10-0 to recommend approval of this rezoning request. TOWN COUNCIL ACTION – November 10, 2005 PUBLIC COMMENTS AT TOWN COUNCIL PUBLIC HEARING: No comments were directed at the redistribution of dwelling units as requested in this rezoning petition. However, concerns were expressed by several speakers about the grading activity and drainage issues caused by construction already occurring on portions of this site. The applicant responded that the site was not yet to final grade; he agreed to coordinate and work with the Town and the adjoining property owners to address these existing issues as construction continues. CHANGES SINCE THE TOWN COUNCIL PUBLIC HEARING: There have been no changes to this rezoning petition since the original hearing conducted by Town Council on September 8, 2005 STAFF RECOMMENDATION: Considering the minor nature of these changes, staff believes that this request meets the rezoning criteria set forth in Section (3.4.1 (E)) of the Land Development Ordinance. Staff recommends APPROVAL of this rezoning petition as requested by the applicant. RECOMMENDATION OF THE PLANNING & ZONING BOARD: At the regular meeting of October 24, 2005, the Planning & Zoning Board reviewed this request. After a few minor questions regarding the nature of the request and the reason for changes to the various subdistricts within Twin Lakes PDD, the Board voted 10-0 to recommend approval by the Town Council. ZONING: Zoning Current: Planned Development District (PDD) – Twin Lakes Proposed: No change. Planned Development District (PDD) – Twin Lakes APPLICANT’S JUSTIFICATION STATEMENT (July 25, 2005): “Requested modification is for a reallocation of dwelling units within the residential subdistricts based upon final engineering design and environmental permitting. This modification does not propose any changes to mixed use subdistricts, open space areas, or other land uses within the approved PDD.” PROPOSED CHANGES TO SUBDISTRICTS IN TWIN LAKES PDD:
TOWN OF CARY LAND USE PLAN DESIGNATION: Current: Mixed Use (MXD), High Density Residential (HDR), Medium Density Residential (MDR), Office and Industrial (OFC/IND) Proposed: No changes proposed. Mixed Use (MXD), High Density Residential (HDR), Medium Density Residential (MDR), Office and Industrial (OFC/IND) ADJACENT
ZONING & LAND USES:
Land
Use Plan Map Existing Use: Apartments, single family residences, vacant land Existing Zoning: RM, AD, R-6 and RMF (Morrisville) Existing Land Use Plan Designation: High Density Residential, Office/Institutional, Mixed Use, Low Density Residential (From the Morrisville Land Use Plan) East: Existing Use: Single family residences, vacant land Existing Zoning: R-6 and RMF-CU (Morrisville) Existing Land Use Plan Designation: Mixed Use, Low Density Residential (From the Morrisville Land Use Plan) South: Existing Use: Single family residences, vacant land Existing Zoning: R-8 and R-10 (Morrisville) Existing Land Use Plan Designation: Mixed Use, Low Density Residential (From the Morrisville Land Use Plan) West: Existing Use: Recreation facility, self-storage, and vacant land Existing Zoning: Cary: Office, Research & Development (ORD); Morrisville: AD Existing Land Use Plan Designation: Office and Institutional (OFC/INS), Office and Industrial (OFC/IND) (Town of Cary); Mixed Use, Low Density Residential (From the Morrisville Land Use Plan) Parks & Greenways: There are no additional parks or greenways comments related to this amendment according to the Parks, Recreation and Cultural Resources Facilities Master Plan. Parks and Greenways Map Traffic Impact Analysis: The changes proposed do not change the results of the Traffic Impact Study prepared by Town Traffic consultant - Stantec dated February 2004. Reference Information: Schools: NA. Since there is no change in the total number of dwelling units proposed, schools impact data is not provided for this case. 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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