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06-REZ-26 Village at the Park Planned
Development District Amendment Background Information Existing Zoning: Zoning map Planned Development District (PDD) Existing Zoning Conditions Tract
1: Requested Zoning: Planned Development District (amended) Proposed Zoning Conditions Land Use Plan Designation: Land use map The recommended future land use for the parcel is Mixed Use (MXD). The parcel is also located within a larger mixed-use Neighborhood Activity Center (NAC), where a focused mix of commercial, office, and residential uses are recommended across the entire activity center, taken as a whole. Therefore, no Comprehensive Plan Amendment (CPA) is required. Acreage: Location:
Vicinity map
Applicants: Applicant’s
Contact: Town
of Cary Case Manager: Summary of Requested Rezoning A.
Transportation Alston Avenue: NC
55 Highway: Kit Creek Road: Existing
Roadway Section: 2-lane, 100’
Right-of-way (ROW) B.
Traffic Impact Analysis: C.
Parks & Greenways:
Greenways
and trails map Reference
Information Meeting
Schedule: Town
Council Public Hearing Planning
& Zoning Board: Town Council Action:
Summary of proposed amendments to existing Village at the Park PDD (PDD Master land use map)
Applicant’s Justification Statement Submitted September 25, 2006 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: How is the proposed request reasonable? In explaining how it is reasonable, please address the following, if applicable: 1.
Any issues with the size of the tract? The reductions to the
previously approved Planned Development document will eliminate any size
issues because it will allow for more innovative design as well as
pedestrian interconnectivity. 2.
How is the request compatible with the comprehensive plan (i.e.
Land Use, Transportation, Open Space and Historic Resources)? The request is compatible
with the comprehensive plan because it will act as the residential
component with the entire Village at the Park Planned Unit Development
creating an undeniable mixed-use component. 3.
What are the benefits and detriments to the owner, neighbors and
the community? The Village at the Park
will be a significant asset to West Cary, and one that will demonstrate
the excellence that can be achieved through mixed-use development.
Its location is convenient to Research Triangle Park and will not
only reduce trips to the Park for those that live within the development,
but also benefiting the entire community by reducing the impact of traffic
on surrounding areas. 4.
How are all the allowable uses with the proposed rezoning
compatible with, or how do they relate to, the uses currently present on
adjacent tracts? The initial rezoning was done as a Planned Unit Development because of this all of the uses on adjacent tracts were planned and designed to benefit the other to create a unique development – the sum of the whole is greater that the parts. 5.
What reductions/amendments and/or modifications to the development
standards of the LDO are being requested and how are they justified?
(PDD; new or amended) Applicants
must list these items and/or clearly highlight them within the Planned
Development document. Please see pages 4A and 4B of the Planned Development document for a breakdown in square footage reductions on tract 1 and 2. Schools The
school information is being provided for your review; however, the Wake
County
Current
Enrollment and Building Capacity
is based on the 20th day of the school year for 2006-2007 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. The basis for making this calculation is based on multipliers provided by the Wake County Schools Office of Student Assignment. During the rezoning process, 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 Public Hearing No
changes have been made to the proposed amendment since the Public Hearing. Feedback at the Public Hearing Staff
presented the rezoning case to Council and the Applicant was on hand to
respond to concerns raised by Council.
There were no citizens present to speak for or against the project.
Council expressed concerns regarding the conversion of Office land
to Multi-family uses. Concerns
were also raised regarding the effect of the change on the balance of uses
in the Planned Development District. One
citizen had contacted a Council member and expressed concern about a lack
of proper notice to surrounding communities. Staff Observations: The
Village at the Park Planned Development District was approved in 2002.
The intent in the Northwest Area Plan was to create an intense
mixed use center at the intersection of NC Highway 55 and Kit Creek Road. This was to be surrounded by
High Density and Medium Density Residential.
The original Village at the Park Planned Development District fits
this vision well by offering two mixed use developments, one on either
side of Kit Creek Road, with the remainder of the PDD devoted to High and Medium Density
Residential. At the time of
the original PDD adoption, the Research Triangle Foundation was requesting
personal service and smaller office uses to serve the employee base
located within RTP. Based on
the information submitted, the proposed PDD amendment reflects changing
market considerations and support from the RTF for housing close to RTP
employment centers and to support neighboring commercial development. The
proposed PDD amendment affects the various components of the previously
approved PDD in the following ways:
Based
on the fact that the property also falls within the Village at the Park
Mixed Use Overlay District, the balance of uses in the Mixed Use Center
after the approval of this amendment are as follows: Retail:
0 existing, 94,755 square feet proposed Office:
0 existing, 88,240 square feet proposed Residential
Units: 434 under construction,
939 total units proposed (734 high density, 151 medium density and 54 low
density) The
ideal Neighborhood Mixed Use Center would contain roughly 250,000± square feet of non residential floor space
and serve approximately 600 to 1,500 dwelling units.
At a minimum, 1 multifamily unit should be provided for each 1,000
square feet of non-residential floor space.
The Village at the Park Mixed Use Center contains 182,995 square feet of office and retail in addition to 200,000
proposed square feet of church space (382,995 square feet of total
non-residential floor space). This
would ideally generate a minimum of 383 multi-family units (734 are
currently proposed or under construction).
In addition to the residential units contained in the PDD, the
mixed use center also includes 54 single family homes to bring the total
number of residential dwelling units in the Mixed Use center to 939.
Taken in context with the remainder of the area, the proposed PDD
amendment is consistent with the Neighborhood Mixed Use Center concept. Case Summary: In
looking at the proposed amendment independent of the remainder of the PDD: Pros:
Cons:
In
looking at the amended Planned Development District as a whole: Pros:
Cons:
Overall,
the proposed amendment is consistent with the Comprehensive Plan and the Mixed
Use Center concept. Though the proposed
amendment represents a step in a different direction from the original PDD
approval, the PDD, as amended, still meets the underlying intent of
providing for support businesses and office space to support the needs of
the RTP employment base, simply on a smaller scale.
With the further development of the Alston Activity Center
approximately a half mile south of the subject parcel, the proximity of
the regional activity (mixed use) center (Alston) somewhat reduces the
need for the non-residential component of the neighborhood activity (mixed
use) center (Village at the Park) at this intersection.
The additional dwelling units will help to support the commercial
and office components of that regional mixed use center.
Note that a significant amount of office (88,000 square feet) is
still being proposed for the tract immediately to the south of the subject
parcel. Planning and Zoning Board Motion Action: The
Planning and Zoning board moved that the case be forwarded to Council for
final action with the recommendation for approval.
This motion passed 7-2 so the case will be scheduled during the
land development discussion portion of the meeting. Discussion focused on the conversion of office floor space to multi-family residential. Additionally there was some discussion on the remaining balance of uses in the mixed use center and PDD as well as how future changes may (or may not) impact the Alston Regional mixed use center Adoption Motion: The
Cary Town Council moves to adopt an ordinance to approve this Rezoning
request, finding that it is consistent with the Town of Cary Comprehensive
Plan and any other officially adopted plans that are applicable.
Furthermore, the proposed amendment represents a reduction in the
impacts on surrounding properties from the originally approved PDD. Denial Motion: The
Cary Town Council finds that this request is not consistent with the
current Town of Cary Comprehensive Plan or other officially adopted plans
that may be applicable for the following reasons: 1. Ordinance
for Consideration: 06-REZ-26 AN
ORDINANCE TO AMEND THE OFFICIAL ZONING MAP OF THE TOWN OF CARY TO CHANGE THE ZONING OF APPROXIMATELY 15.17 ACRES LOCATED in
the Northwest quadrant of the intersection of 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 the Property is rezoned from Planned Development District (PDD)
to Planned Development District Amendment (PDD) subject to the conditions
set forth here within and in the Original Village at the Park PDD adopted
September 22, 2006 (except as hereby amended) and all the requirements of
the Cary Land Development Ordinance (LDO) and other applicable laws,
standards, policies and guidelines. Section
3: This ordinance shall be
effective on the date of adoption. Adopted and effective:
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