Rezoning Case 05-REZ-37
   Cary Park Planned Development
  District (PDD) Amendment And Land Use Plan Amendment 05-LPA-22
Staff Recommendation to Town Council

1.  Background Information 

This request seeks to remove a reservation for a Public Safety Station or Transportation Facility use designation from the parcel. The Town has not approached the applicant regarding the purchase of the property for either of these uses. As a result, the proposal is to change the parcel designation to Office. 

Requested Zoning:  Office   

Existing Zoning:  Public Safety Station or Transit Facility 

Acreage:  1.76  

Location:  Vicinity Map
Intersection of Green Level to Durham and Carpenter Fire Station Road

Cary Land Use Plan Designation:  Institutional (INS)   Land Use Map

Requested Land Use Plan Designation:  Office and Institutional (OFC/INS)  

Owner/Representative:  
Glenda Toppe
Jerry Turner and Associates Inc
905 Jones Franklin Road
Raleigh, NC 27606
919-851-7150
gtoppe@jerryturnerassoc.com

Town of  Cary Case Manager: 
Juliet Andes, Senior Transportation Planner
919-462-2008
juliet.andes@townofcary.org

2.  Summary of Requested Rezoning   Zoning Map
The applicant has stated the maximum square footage for the requested office use will be 17,000 square feet.

3.  Feedback at Town Council Public Hearing:
No public comments were received.

A.  Transportation

Adjacent/Nearby Roadways on Our Transportation Plan:

Green Level to Durham Road
Existing – Two lane Roadway
Future – 6-lane median divided – 122 foot right-of-way
Schedule – This section not presently included in the 10 year Capital Improvement Program
Total Average Daily Traffic Volumes – 676 (2003)
 
Carpenter Fire Station Road 
Existing - Two lane Roadway  

Future – 4 lane median divided – 100 foot right-of-way
Schedule – This section not presently included in the 10 year Capital Improvement Program
Total Average Daily Traffic Volumes – 2209 (2003)

B.  Traffic Impact Analysis 
This proposal does not increase the total approved trips from the traffic impact study done by WSA dated January 2003. No additional study is required.

C.  Parks & Greenways
There are no parks or greenways proposed for this site based on the Parks, Recreation and Cultural Resources Facilities Master Plan.

     D.  Land Use Plan Amendment Recommendation
     Current:  Institutional (INS)                
     Proposed:  Office and Institutional (OFC/INS)

Staff Analysis & Recommendation:  
Staff supports the change in land use from Institutional (INS) to Office and Institutional (OFC/INS). The parcel was designated Institutional on the 2002 approved Northwest Area Plan because it reflected the approved zoning for Cary Park PDD at that time. The proposed request is a minor plan modification that still provides for an adequate transition between uses. 

Staff’s Recommendation on Land Use Plan Amendment:
Staff recommends approval of the Land Use Plan Amendment to replace Institutional (INS) with Office and Institutional (OFC/INS) on the parcel.

4.  Staff Recommendation on Rezoning With Findings and Reasons:  
Staff recommends approval of the request to remove a reservation for Public Safety Station or Transportation Facility use designation from the parcel.

Findings and Reasons:

1. This request is consistent with the current Land Use Plan Amendment which is supported by Staff; the request will be consistent with the Cary Land Use Plan.
2. The Town of Cary Fire Department, Police Department and Transit Departments have been contacted regarding interest in this parcel for future use by the Town and the respective staffs have indicated the parcel is too small for their use. 

Changes Since The Planning And Zoning Board Meeting: No changes  

Staff Recommendation: Staff recommends approval of the rezoning request and land use plan amendment.

5.  Reference Information

Meeting Schedule:  
Town Council Public Hearing
Date:  December 15, 2005
Recommendation:  Following the public hearing, staff recommended forwarding this
request to the February 20, 2006, Planning and Zoning Board Meeting.

Planning & Zoning Board
Date:  February 20, 2006
Recommendation:  Staff recommends approval of the request.
Action:  The P&Z Board unanimously recommended approval of the request (10-0).

Town Council Action
Date:  March 9, 2006

APPLICANT’S JUSTIFICATION STATEMENT (October 31, 2005)  
Please note that the following statement is that of the applicant and does not necessarily represent the views or opinions of the Town of Cary:

The current use for the parcel is Town of Cary Public Facility Site with a reservation for a Public Safety Station or Transportation Facility.  Since the Town has not offered to purchase the property, the owners want to designate another land use for the property.  The proposal is to change the parcel designation to Office.  

Schools: 
The requested change does not increase or decrease the number of residential units approved within the Cary Park Planned Development District.  Therefore, no impact on school enrollment is anticipated.  

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.