05-REZ-40
Sears Farm Planned Development District (PDD) Amendment
Staff Report to Town Council
1. Background Information
Requested
Zoning: Planned
Development District (PDD) Amendment
Existing
Zoning: Planned
Development District
Acreage:
75.28
Acres
Location: Southeast corner of Davis Drive and High House Road Vicinity Map
Cary
Land Use
Plan Designation: Community
Activity Center
Requested
Land Use Plan Designation: No
Change
Applicant:
Bill Sears, Sears Farm, LLC
1142 Executive Circle, Suite D
Cary, NC 27511
919/467-5703
billsears@SHKW.com
Applicant’s
Contact:
Andrew Padiak, the John R. McAdams Company
2905 Meridian Parkway
Durham, NC 27713
(919) 361-5000
padiak@johnrmcadams.com
Town
Of Cary Case Manager:
Debra Grannan,
Senior Planner
316 N. Academy Street, Cary, NC 27513
(919) 460-4980
debra.grannan@townofcary.org
2.
Summary of Requested Rezoning
The applicant has submitted the following revisions to the existing conditions
for the Sears Farm Planned Development:
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1. No single retail user
shall exceed 22,000 S.F. on the first floor level. This does not include
the hotel guesthouse. |
1. Removed |
|
8. In order to phase the
development and provide appropriate ratio of residential to
non-residential, no building permits for any commercial, office, or
guesthouse will be issued until 50% of residential units have been issued
building permits. Commercial, office, guest house and residential may be
developed simultaneously. |
8. Removed |
|
9. No CO shall be issued
until the completion of the Davis Dr. widening project. |
9.
No Certificate of Occupancy shall be issued until the completion of the
Davis Drive widening project in front of the site. |
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12. The developer will
widen High House Road and construct the median along the property
frontage. Developer will enter into Developer’s Agreement with the Town
of Cary at time of site plan approval. |
12. The developer will be widening High House Road and constructing the median along the property frontage. The developer will enter into a developer’s agreement with the Town of Cary at the time of site plan approval for the CCRC Phase 2 or Village Component. |
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14. A reserved r-o-w
between 50’ – 62’ for the loop road will be added to the PDD
document and recorded at time of site plan approval.
See street sections, sheet 7 |
14.
An Ingress/Egress Easement of between 50’ to 62’ for the loop road
will be added to the PDD document and will be recorded at the time of site
plan approval. |
|
16. Exterior facades of
apartment buildings will be muted earth-tone colors similar to brick or
stone. Sloped roofs will be muted green or gray. Windows will be
non-reflective. Lighting will be shielded. |
16. Exterior facades of
apartment buildings will be muted earth-tone colors similar to brick, stucco
or stone. Sloped roofs will be muted green or gray. Windows will be
non-reflective. Lighting will be shielded. |
|
17. R-O-W for Davis Dr.
road widening project and additional r-o-w on High House Rd. needed for
High House Rd. widening will be dedicated to the Town of Cary immediately
following PDD approval. |
Removed |
|
18. The developer will
supplement the existing vegetation east of Buildings N and P, the extent
compatible with Town, State and Federal regulations. Plantings shall be
evergreen, and installed by hand (no motorized equip.) in a manner to
avoid damage to existing tree roots. Plantings shall be placed to
strengthen the visual barrier. Plantings will be installed in the next
planting season following site plan approval. Plant materials shall be
selected from the following list: Cryptomeria japonica (10’); Ilex
cassine (8’); I. Cornuta Burfordii (8’); I. Latifolia (8’); I. Opaca
East Palatka (8’); Juniperus virginiana (8’), Magnolia grandiflora
(10’); Prunus caroliniana (10’); Quercus Laurifolia (12’); Q.
Myrsinifolia (12’). |
18. The developer will
supplement the existing vegetation east of Buildings N and P, the extent
compatible with Town, State and Federal regulations. Plantings shall be
evergreen, and installed by hand (no motorized equip.) in a manner to
avoid damage to existing tree roots. Plantings shall be placed to
strengthen the visual barrier. Plantings will be installed in the next
planting season following site plan approval. Plant materials shall be
selected from the following list: Cryptomeria japonica (10’); Ilex
cassine (8’); I. Cornuta Burfordii (8’); I. Latifolia (8’); I. Opaca
East Palatka (8’); Juniperus virginiana (8’), Magnolia grandiflora
(10’); Prunus caroliniana (10’); Quercus Laurifolia (12’); Q.
Myrsinifolia (12’,) Additional
plantings: Thuja occidentalis
(Eastern and American Arborvitae)
and Gaultheria
procumbens (Wintergreen) Additional
plant types may be added that are consistent with Town of Cary Buffer
Planting standards. |
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25.
All dwelling units in Sears Farm are CCRC dwelling units,
except for the 12 Apartment units in the Retail Village Core. |
25.
Removed |
|
26.
Fifty percent of the Assisted Living Facility and the entire
Activity Center (Clubhouse) will be operational prior to the occupancy of
any living unit within the Continuing Care Retirement Center
. |
26. Healthcare accommodations including assisted living and long-term care will be constructed as demand requires after occupancy of the community. The phasing or sequencing of healthcare construction will be based on actual demand and or the actuarial characteristics of the resident population. |
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27.
The construction of the Conservatory shall begin not later
than when fifty percent of the Building Permits for the Continuing Care
Retirement Center have been issued. |
27.
The Conservatory shall be constructed as part of Phase 2. |
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28.
The Lake will be completely constructed with the first phase
of any construction. |
28.
The establishment of the permanent normal pool elevation and improvements
to approximately one half of the waterfront of the lake will be
constructed as part of Phase 1. |
|
29.
Based on current Town ordinances and polices, Sears farm
will mitigate the traffic at the intersection of Cary Parkway and High
House road as per the Town of Cary’s consulting traffic engineer’s
recommendation. |
29.
Removed |
|
Sears
Farm PUD Master Land Use Data Amendments |
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|
Village
Site Data |
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|
Acreage |
Existing
14.2 |
Proposed
+/- 16 |
|
Building Key |
Existing
Conditions |
Proposed
Revision |
|
A |
Specialty
Retail 1-story |
Specialty
Retail with Drive Through |
|
D |
Retail/Pharmacy with Drive Through |
Office-
3 stories |
|
G |
Guest
House 5 stories |
Hotel
5 stories |
|
H |
Specialty
Retail Office, Apartments – 3 stories |
Specialty
Retail Office 2-stories |
|
I |
Specialty
Retail/Office 2 stories |
Specialty
Retail-2 stories plus basement |
|
First
Floor Retail |
111,610
SF |
113,100
SF |
|
Second
Floor Office |
28,310
SF |
40,000
SF (may
also be first floor space) |
|
Third Floor Apartments |
27,740
SF (12 units) |
0
SF (0 Units) Moved
12 units to CCRC |
|
Pedestrian
Structure |
3,520
SF |
0
SF |
|
Surface
Parking |
217spaces |
320
Spaces |
|
Parking
Structure |
428 |
361 |
|
Total
Parking |
645 |
681 |
|
Existing
Condition: Guest House |
|
Proposed:
Hotel |
|
Floor
Lobby |
22,701 |
No
change |
|
Second
– Fifth Floor Guest Rooms |
71,824
SF (110 rooms) |
No
Change |
|
Underground
Parking |
100
spaces |
No
Change |
|
Retail Village |
Front
Setback 10’ from Back of Curb |
Setback
30’ from High House Rd and 30’ from David Dr. |
|
Sears
Farm PUD Master Land Use Data Amendments |
|||
|
Continuing
Care Retirement Community (CCRC) |
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|
Acreage |
Existing
60.7 |
Proposed
+/- 58.9 |
|
|
Building Key |
Existing
Conditions |
Proposed
Revision |
Comment |
|
L |
CCRC
Condominiums 2
Stories |
CCRC
Condominiums 3-Stories |
|
|
Q
|
Activity
Center – 1Story |
Activity
Center 2 story |
|
|
T |
Maintenance
Building 1 Story |
Maintenance
Building
1 story with basement |
|
|
H |
Specialty
Retail Office Apartments 3 Story |
Specialty
Retail Office 2 stories |
|
|
I |
Specialty
Retail/Office 2-Stories |
Specialty
Retail 2-Stories
plus basement |
|
|
CCRC
Apartments |
527,6000
SF (232 units) |
No
additional setback off the buffer required |
|
|
CCRC
Condominiums |
64,806
SF 23 units |
130,000
SF 46 units |
|
|
CCRC
Single Family Units |
3,000
+/- SF 246,000 SF (82 units) 20’
front yard setback 15’
rear yard setback |
3000
=/- SF 324,000 SF Attached (108
units)
|
Added
26 units Dwelling
units will be attached and
will not be on individual lots |
|
Assisted Living |
43,730
SF (60 beds) |
Based
on need |
For
established residents only |
|
Club
House/Activity Center |
49,765
SF |
+/-
47,580 SF +/-
39,034 SF (23 Apartment Units) |
Decreased
Club House by 2,185 SF added 23 Apartments |
|
Conservatory |
19,657
SF |
No
change |
|
|
Maintenance
Building
|
2,700
SF |
2,700
|
One
story with basement |
|
Surface
Parking |
231
spaces |
250
spaces |
Increased
by 19 |
|
Garage
Parking |
210
spaces |
270
spaces |
Increased
by 60 |
|
Underground
Parking |
284
(71 spaces beneath each of four apartment buildings) |
No
change |
|
|
Open Space |
46.37
(61.9%) |
44
(58.7%) |
Decreased
by 2.37 Acres |
3.
Feedback at Town Council Public Hearing
A
valid protest petition was filed; however, at the Town Council public hearing on
January 12, 2006, this petition was withdrawn by a representative of Tri
Properties. The citizen,
Mr. McDonald, explained he was seeking clarification about the specific details
of the case and was satisfied that his questions were answered during staff’s
presentation.
Council
Member Marla Dorrel asked the applicant to verify that the height of the
apartment buildings adjacent to the Preston Forest subdivision would not be
increasing above what was previously agreed to.
Bill Sears, the applicant confirmed that they were not.
Council Member Julie Robison asked for reassurance that the requirements
of the Traffic Impact study would remain in effect. The Planning and Engineering
Staff verified that this was the case. Council
Member Nels Roseland raised a concern about the commercial building on the site
and asked if the amendment would allow one large retail tenant.
Staff verified that the footprint of each commercial building and the
number of buildings on the site was not changing.
Should such a change be proposed in the future it would require the
applicant to resubmit an illustrative concept plan.
4.
Changes since the Town Council Public Hearing
5.
Staff Observation
Staff
makes the following observations regarding this request:
6.
Planning and Zoning
Board Recommendation
At
its March 20, 2006 meeting the Planning and Zoning Board voted
10-0 to recommend the adoption of the ordinance to approve
the amendment as presented for the following reasons:
The request is consistent with the Comprehensive Plan
The removal of zoning conditions does not eliminate the applicant’s obligation
to make road improvements if they
were a requirement of the Traffic Impact
Analysis
7.
Town Council Motion Options: (Ordinances
are at the end of this report)
Rezoning 05-REZ-40
TO ADOPT
Motion #1
(Required Council Statement for adopting any zoning amendment)
This proposed map amendment is consistent with the recommendations and other
elements of the Comprehensive Plan and is reasonable and in the public interest
based upon the information contained in the staff reports and P&Z
recommendation.
[vote]
Motion #2
(To amend zoning map)
To
adopt the ordinance amending the zoning map by rezoning the area described in
the Ordinance from Planned Development District (PDD) to Planned Development
District Amendment, with the modifications as set forth in the staff report and
applicant’s application submittal and Ordinance.
[vote]
TO DENY
Motion #1
(Required Council Statement for rejecting any zoning amendment)
This
proposed map amendment is/is not consistent with the recommendations and other
elements of the Comprehensive Plan and is/is not reasonable and in the public
interest because ________________.
[vote]
Motion #2
(To Deny Amendment to Zoning Map)
To
deny the ordinance amending the zoning map.
[vote]
8.
Staff Analysis
A.
Transportation
Existing
Roadway Section: 5-lane section on High House Rd., Davis Dr. under construction
Future
Roadway Section: 4-lane median divided section (Davis and High House Rd.)
Schedule:
Davis Dr. improvements currently underway, High House Rd. unscheduled
Sidewalk
Requirements: sidewalk on both sides of Davis Dr. and High House Rd.
Bicycle
Requirements: 14’ WOL along Davis Dr. and High House Rd.
Transit
Requirements: Bus shelter or pull-out required (Ray Boylston)
B.
Traffic Impact
Analysis
This
development generated a traffic impact study (01-TAR-124) in 2001. This revision
will not increase the proposed approved peak hour trips by 20+ trips. As a
result, the traffic impact study will remain valid.
D.
Parks & Greenways
There are no parks or greenways
issues related to this site based on the Parks, Recreation and Cultural
Resources Facilities Master Plan.
9.
Reference Information
Meeting
Schedule
Town
Council Public Hearing
Date:
January 12, 2005
Action:
Forward to the Planning and Zoning Board meeting.
Planning
& Zoning Board
Date:
March 20, 2006
Action:
Forward to Town Council with recommendation for approval (10-0).
Town
Council Action
Date:
April 27, 2006
PARCEL & OWNER INFORMATION |
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|
Property
Owner(s) |
County
Parcel Number(s) |
Real Estate ID(s) |
Area (Acres) |
|
Bill
Sears Sears
Farm, LLC Cary,
NC 27511
|
0744626216 |
0068092 |
63.808 |
|
Total Acreage |
|
|
75.28 |
APPLICANT’S
JUSTIFICATION STATEMENT (November 28, 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 purpose of this zoning amendment is
two-fold: first, to refine and
clarify the existing Continuing Care Retirement Community (CCRC) program
approved in the spring of 2002 and to incorporate the very latest concepts for
enhanced retirement living, and second, to request minor revisions to the
village component in order to accommodate additional services complimentary to
the CCRC and to the surrounding neighborhood.
Schools
The
school information is being provided for your review; however, the Wake County
Board of Education controls capital projects for school capacities.
Note: The residential units at
this site are reserved for people aged 62 years and older.
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School Information |
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