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06-REZ-19
McCrimmon Corners
Re-Submittal
Rezoning Staff Report to
Town Council Background Information Existing Zoning: Office, Research, and Development (ORD) Zoning map Requested Zoning: Residential Multi-Family – Conditional Use (RMF CU) Conformity with the Land Use Plan Designation: Yes. Comprehensive Plan Amendment 06-CPA-06 was approved to change the land use to Medium Density Residential (MDR). Acreage: Approximately 16.80 Location: Vicinity map Southeast corner of McCrimmon Parkway and Koppers Road Applicant: Matthew
Danielson Land
Acquisition Manager Beazer
Homes, Inc. 5811 Glenwood Avenue, Suite 200 Raleigh, NC 27612 (919)881-9350
Applicant’s Contact: Beth
Lewis Chas.
H. Sells, Inc.
15401 Weston Parkway, Suite 100
Cary, NC 27513 (919)
678-0035 Town of Cary Case Manager: Debra
Grannan, Senior Planner
316 N
Academy Street, Cary, NC
27513
(919) 460-4980 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. A.
Transportation Future Roadway Section: 4-lane median
divided road, 110’ ROW on McCrimmon and Koppers Schedule: Not currently scheduled Sidewalk Requirements: sidewalks required
on both sides of McCrimmon and Koppers Bicycle Requirements: 14’ wide outside
lane required on both McCrimmon and Koppers Transit Requirements: Bus shelter or pull-out
required B.
Traffic Impact Analysis: The
request represents a down zoning and no traffic study is required. C. Parks & Greenways: Greenways map According to the approved Parks, Recreation and Cultural
Resources Facilities Master Plan a neighborhood park is recommended in
close proximity to this site. According
to the Open Space and Historical Resources Plan (OSHRP) the
13.8 acre parcel is shown as Potential Open Space. A
payment in lieu will be required for the value of parkland dedication of
3.83 acres will be required to meet the Land Dedication Ordinance; The PRCR Advisory Board recommended approval of the required payment-in-lieu for 06-REZ-19 at its October 9th Board meeting. 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. 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.
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 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. Changes since the Town Council Public Hearing: There have been no changes. Feedback at Town Council Public Hearing: The applicant concurred with staff’s presentation at the public hearing. The applicant reported that they had met with adjacent property owners to the east of the site and that there was community support of the project. No citizens or Council members spoke at the public hearing. Staff observation on the rezoning: The request is consistent with the Town of Cary’s Comprehensive Land Use Plan. A townhome development is identical to the existing development to the south in the Legacy at Carpenter Village Subdivision. It also makes a gradual transition to Wexford, the single family residential neighborhood east of the site. Impact of development on the Wexford neighborhood is minimized by the requirement of a 40’ type “A” opaque buffer. All streetscapes will be established from the ultimate required right of way lines, and the applicant is aware of street improvement requirements. A change in zoning to residential use would support the regional “smart growth” initiative to encourage greater amounts of employee housing within a short distance of RTP. Planning and Zoning Board Recommendation October 16, 2006: The Planning and Zoning Board unanimously recommended approval 8-0. Changes since the P&Z Board meeting: There have been no changes. Town Council Motion Options: TO
ADOPT [Vote] Motion
#2 To adopt the ordinance amending the zoning map by approving the rezoning request as set forth in the associated document and map as referenced in the Ordinance. [Vote] TO
DENY 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 the ordinance amending the zoning map: [Vote] Ordinance for Consideration 06-REZ-19 McCrimmon
Corners Conditional Use Rezoning AN ORDINANCE TO AMEND THE
OFFICIAL ZONING MAP OF THE TOWN OF CARY TO CHANGE THE ZONING OF
APPROXIMATELY 16 ACRES LOCATED ALONG MCCRIMMON PARKWAY OWNED BY MILTON AND
GLORIA MAYNARD, BILLY AND MARGARET MAYNARD, AND JIMMY AND GAYLE DAVIS FROM
OFFICE RESEARCH AND DEVELOPMENT TO RESIDENTIAL MULTI-FAMILY CONDITIONAL
USE. BE IT ORDAINED BY THE
TOWN COUNCIL OF THE TOWN OF CARY: Section 1:
The Official Zoning Map is hereby amended by rezoning the area
described as follows (Property”):
Section
2: That this Property is
rezoned from Office Research and Development to Residential Multi-family
Conditional Use subject to the individualized development set forth
herein, and all the requirements of the Cary Land Development Ordinance (LDO)
and other applicable laws, standards, polices and guidelines. Section
3: The conditions mutually
approved by the Town and the applicant for promoting public health, safety
and the general welfare are: the
use shall be limited to townhomes, parking and an amenity center and the
number of units shall be limited to 134 units.
These conditions address conformance of the development and use of
the Property to ordinances and officially adopted plans and address
impacts reasonably expected to be generated by the development and use of
the Property. Section
4: This ordinance shall be
effective on the date of adoption. (Signed)
_____________ (date) |
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