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06-REZ-19
McCrimmon Corners Re-Submittal Rezoning 1. Background Information Existing
Zoning
Zoning map Requested
Zoning Conformity
with Land Use Plan Designation Acreage Location
Vicinity map Applicant: Applicant’s
Contact: 2. Summary of Requested Rezoning The applicant has submitted the following proposed zoning conditions: 1. The property will be limited to townhome use, the attendant parking, and an amenity center. 2. The property will be limited to 134 units. Transportation Traffic
Impact Analysis Parks
& Greenways Greenways map A parkland dedication of 3.37 acres will be required to meet the Land Dedication Ordinance; The PRCR Advisory Board will review this project at its October 2, 2006 meeting. 3.
Reference Information Planning
& Zoning Board:
Town
Council Action:
Applicant’s
Justification Statement Submitted (April
24, 2006) How is the proposed request reasonable? In explaining how it is reasonable, please address the following, if applicable: The requested Land Use Plan and zoning map amendments are reasonable and appropriate for the area for the following reasons: The current Land Use Plan designation, Office and Institutional, is no longer appropriate in light of the residential development that has taken place in the surrounding area. When the northern section of Carpenter Village was designated as Office and Industrial on the Comprehensive Land Use Plan map, this property’s Office and Institutional Land Use Plan designation was appropriate, an extension of the planned office park-type development. However, since the Carpenter Village area has been amended to permit low to medium density residential use and the property to the east in Morrisville has developed in a residential manner, the O&I designation on the tract in question would encourage an intrusion of non-residential uses into a residential area, on a tract that may not be of sufficient size to provide appropriate buffering for the abutting residential uses.Amending the Land Use
Plan map to
a more appropriate residential density would then require an amendment to
the zoning map to a corresponding residential zoning classification to
facilitate development. Any issues with the
size of the tract? The tract
is of sufficient size to be developed with the planned town home
development, and is of a traditional rectangular shape to facilitate
development. There is a
riparian buffer in the eastern portion of the property, which would be
protected as required. How is the request
compatible with the comprehensive plan (i.e. Land Use, Transportation,
Open Space and Historic Resources)? This
tract is adjacent to the boundary of the Carpenter Community Plan, but not
within the plan area. The
Carpenter Community Plan seeks to keep the densities low in the area of
the Carpenter community, and to retain the historic feel of the area.
This proposal, just outside of the Carpenter area, will provide the
type of development that will complement the Carpenter area but not
intrude into it. The planned
density, while higher than in the adjacent Carpenter area, will provide
housing stock to those who wish to live near the historic Carpenter area
but not in single family detached homes, by offering high quality town
homes near the historic area. What are the benefits
and detriments to the owner, neighbors and the community?
The property owner, the neighbors, and the community as a whole
will all benefit from the requested amendments.
While the property has
Land Use and zoning map designations that permit office, commercial, and
manufacturing uses, the neighboring properties are developed in a
residential manner. The
proposed amendments will enable this property to be developed in a
residential manner as well, with housing types and a density that is to be
expected in this area. Changing
the Land Use Plan and zoning map designations will permit the development
of the property in a manner more consistent with the surrounding area.
The proposed town home
development will generate less traffic than the
office/manufacturing/commercial uses permitted on the parcels now,
benefiting the surrounding neighborhoods.
Additional housing
units will benefit the commercial uses existing and planned in the area by
expanding the customer base. Development of the property will require improvements to the road network in the area of the site, or a payment in lieu to the Town of Cary to facilitate the improvements, benefiting all who travel on Morrisville Parkway and Koppers Road How are all allowable
uses with the proposed rezoning compatible with, or how do they relate to
uses currently present on adjacent tracts?
The property currently has a Land Use Plan designation of Office
and Institutional, and a zoning map designation of Office, Research, and
Development. These uses would
permit a range of office, manufacturing, and commercial uses on the
property, uses not typically seen as compatible with the surrounding
neighborhood. A town home
section of Carpenter Village and a single family residence are located to
the south of the property, to the east is a neighborhood of single family
residences within the Town of Morrisville, and to the north and west are
existing single family residences and a neighborhood soon to be
constructed that will house both
town homes and single family residences.
At one time, much of the surrounding area had Land Use Plan and
zoning map designations that called for office and research uses, but the
area has slowly changed and has been developed in a residential manner.
To amend the Land Use Plan and zoning map to the requested medium
density residential categories would permit development that is more
compatible with the surrounding neighborhood than the existing
designations. On the whole,
the planned town home development is far more compatible with the manner
in which the area has developed than the current Land Use Plan and zoning
map designations would allow. Schools
Current
Enrollment and Building Capacity
is based on the 20th day of the school year for 2005-2006 as
supplied by the Wake County Public School System.
School assignment will be determined at the time of development. *The
Projected Number of Additional
Students is only a rough approximation.
The actual number of students will vary depending on several
variables, such as dwelling unit type, number of bedrooms, dwelling size,
and other factors. For example a site with 134
two-bedroom units could yield 27
additional students, while 134 three bedroom units could yield 100
students. The basis for making
this calculation is based on multipliers provide from Wake County Schools
Office of Student Assignment. At
Rezoning, student yield can not be accurately determined due to unknown
variables. Development
Plan Issues |
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