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10REZ13CookeProperty

10REZ13CookeProperty
TownofCary,NorthCarolina
RezoningStaffReport
10REZ13CookeProperty
TownCouncilMeeting
April14,2011
REQUEST

ToamendtheTownofCaryOfficialZoningMapbyrezoningapproximately8.4acreslocatedat3890NC55
HighwayfromResidential40(R40)toOffice/ResearchandDevelopmentConditionalUse(ORDCU).The
conditions,proposedbytheapplicant,arelistedinthebackgroundinformationportionofthisreport.

NOTE:Thepurposeoftherezoningistodeterminewhetherornotthelandusesanddensitiesallowedinthe
proposedzoningdistrictareappropriateforthesite.TechnicaldesignstandardsoftheLandDevelopment
Ordinanceareaddressedduringreviewofthesiteorsubdivisionplanandcanbefoundat
http://www.amlegal.com/library/nc/cary.shtml.
SUBJECTPARCELS

PropertyOwner(s)

CountyParcelNumber(s)
(10digit)

RealEstateID(s)

DeededAcreage

0735726346portion

0014628portion

8.4

DorothyW.Cooke
121FranklinHillsPlace
Cary,NC27519
TotalArea

8.4

PROJECTSUMMARY

Thesubjectrequestproposestorezonean8.4acreportionofan18.39acreparcel,locatedalongbothsidesof
NC55HighwaysouthofMorrisvilleCarpenterRoad,fromResidential40(R40)toOffice/Researchand
Development,withazoningconditiontolimitbuildingheighttotwostories(35feet).
ThesubjectpropertyislocatedontheeastsideofNC55Highwayabout600feetsouthofMorrisvilleCarpenter
Road,boundedbytheCSXrailroadtotheeastandpropertycontainingaTownofCarywatertowertothesouth.
Theportionoftheparcelnorthoftheareaincludedinthisrezoningrequestincludes3.18acresrezonedto
GeneralCommercialConditionalUse(GCCU)aspartofrezoningcasenumber09REZ03.
BACKGROUNDINFORMATION
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Applicant&Agent

GlendaToppe,JerryTurner&Associates
905JonesFranklinRoad
Raleigh,NC27606
(919)8517150

GeneralLocation

EastsideofNC55Highway,approximately600feetsouthofMorrisville
CarpenterRoad

Acreage

8.4acresof18.39acreparcel

BoundarySurvey

Oftheremaining9.97acresnotsubjecttothisrequest,3.18acresonthe
eastsideofNC55HighwaywererezonedtoGeneralCommercial
ConditionalUse(GCCU)onAugust11,2010aspartofrezoningcase
number09REZ03.Theremaining6.79acreslocatedonthewestsideofNC
55HighwayremainsintheR40zoningdistrict.

TentativeSchedule

PublicHearing
December16,2010

Planning&ZoningBoard
March21,2011

TownCouncil
April14,2011

LandUsePlanDesignation

Office/Industrial(OFC/IND)orOffice/Institutional(OFC/INS)

ExistingZoningDistrict

Residential40(R40)

ExistingZoningConditions

None

ProposedZoningDistrict(s)

ORDCU

ProposedZoningConditions

1.Twostoryheightlimit
2. Type B (semiopaque) buffer adjacent to the railroad, enhanced by
reducingthemaximumseparationbetweenshrubsfrom8feetto5feet

TownLimits

ThepropertyislocatedoutsideCaryscorporatelimitsbutinsidetheETJ.In
accordance with the LDO, annexation will be required at the time of
developmentplanreview.

ValidProtestPetition

Tobedeterminedpriortothepublichearing.

StaffContact

MaryW.Beerman,AICP
(919)4694342
mary.beerman@townofcary.org

SITECHARACTERISTICS

Streams:TownofCaryGISmapsdepicta100footUrbanTransitionBufferalongthenorthernportionofthe
subjectproperty.Fieldverificationisrequiredatthetimeofdevelopmentplanreview.

FloodplainandWetlands:NoneshownontheTownofCaryGISmaps.Verificationofthisisrequiredatthe
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timeofdevelopmentplanreview.

SurroundingLandUse(s):Vacant
North3.18acreportionofparcelrezonedtoGCCU(09REZ03)
SouthTownofCarywatertower
EastTheCSXrailroadborderstheeasternedgeofthesubjectproperty.Eastoftherailroadissinglefamily
residentialandvacantland.
West6.79acreportionoftheparcelontheoppositesideofNC55Highwaycurrently,zonedR40andnot
includedinthisrezoningrequest.
CONSISTENCYWITHLANDDEVELOPMENTORDINANCE

LandUse:
COMPARISONOFUSESALLOWEDINEXISTINGANDPROPOSEDZONINGDISTRICTS
P:UsesPermittedByRightS:UsesRequiringApprovalofaSpecialUsePermit
PROPOSED
(ORD)

USE
SPECIFIC
STANDARDS

Dormitory

5.2.1(C)

Lifecarecommunity

5.2.1(E)

Nursinghome

5.2.1(G)

Caretaker'sresidence

5.2.1(B)

Residentialuseinnonresidentialbuilding

5.2.1(I)

Hospital

College

Transportationfacility

Veterinaryhospital/office,withindoorkennel

5.2.3(O)

Veterinaryhospital/office,withoutdoorkennel

5.2.3(O)

Club,lodge,orhall

5.2.2(E)

Bank,withdrivethroughservice

Bank,withoutdrivethroughservice

Restaurant,indooroperation

LandUse

EXISTING(R
40)

Newusesallowedifrequestedrezoningisapproved

5.2.3(K)

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Office,businessorprofessional

RadioorTVbroadcastingstudio

Hotelormotel

Amusementestablishment

Commercialindoorrecreationalfacility

Golfdrivingrange

Outdooramphitheater,commercial

Conveniencestore

Farmmarket

Postalcenter,private

5.2.3(I)

Personalserviceestablishment

5.2.3(K)

Retailstore

5.2.3(K)

Sexuallyorientedbusiness

5.2.3(M)

Tradeschool

5.2.3(S)

Parkinglot

5.2.3(J)

Parkingstructure

Autosales/rental

Towingandvehiclestorage

Vehiclerepair,heavy

5.2.3(N)

Vehicleservice,light

5.2.3(N)

Researchlaboratory

Manufacturing,light

Prototypeprocessandproductionplant

Otherbuildingmountedantennaeandtowers

Ministorage

5.2.3(L)

5.2.3(F)

5.2.3(B)

5.2.3(Q)

5.2.4(D)

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Warehousinganddistributionestablishment

Wholesaleestablishment

Usesnolongerallowediftherequestedrezoningisapproved
Grouphome

5.2.1(D)

S/P

5.2.1(A)

Detacheddwelling

5.2.1(M)

Manufacturedhome

5.2.1(K)

Daycarehome,large

5.2.2(B)

Daycarehome,small

5.2.2(B)

AgriTourism

Farming,general

Forestry

Producestand

5.2.3(C)

Neighborhoodrecreationcenter,indoor/outdoor,private

5.2.3(F)

Golfcourse,privatelyowned

Boardinghouse

Usesallowedinbothexistingandproposedzoningdistricts
Cemetery

Library

Museum

Daycarecenter

Governmentaloffice

Publicsafetystation

Publicutilityfacility

Athleticfield,public

Communitygarden

Outdooramphitheater,public

5.2.2(B)

5.2.2(A)

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Park,public

Neighborhoodrecreationcenter,public

Resourceconservationfacility

S/P

S/P

Utilityfacility,major

Utilitysubstation,minor

Kennel,indooronly

5.2.3(E)

Kennel,indoor/outdoor

5.2.3(E)

Athleticfield,private

5.2.3(A)

Antennacolocationonexistingtower

5.2.4(D)

Concealed(stealth)antennaeandtowers

5.2.4(D)

Otherfreestandingtowers

S/P

5.2.4(D)

ReligiousAssembly
Preschool
School

5.2.2(D)

5.2.2(E)

5.2.2(C)

DensityandDimensionalStandards:
ORDZoningDistrict

R40ZoningDistrict

NotApplicable

1.08du/acre

Min.LotSize

None

40,000sq.ft.

MinimumLotWidth

None

125feet

FrontYardSetback

30feet

50feet

SideYardSetback

None

15feet

RearYardSetback

None

30feet

Max.GrossDensity

35feetifwithin100feetofaresidential
zoningdistrict,50feet(maybeincreasedby
1footforeveryfootprovidedinadditionto
minimumsetback)
MaximumBuilding

35feet
(maybeincreasedby1footforevery

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Height

ProposedZoningCondition:
Theapplicanthasproposedazoning
conditiontolimitthebuildingtotwostories,
withaheightlimitof35feet.

footprovidedinadditiontominimum
setback)

LandscapeBuffer
Perimeterbuffersarerequiredbetweendifferentlandusesorpropertieswithdifferentownership.Dependingon
thespecificuseproposedwhenthesiteplanissubmitted,thewidthoftherequiredbufferscouldrangefrom20to
50feet.
Streetscape
InaccordancewithChapter7oftheLDO,a30footstreetscapeisrequiredalongNC55Hwy.
Traffic
Atrafficstudy(08TAR290)wasconductedbyHNTBfortheCookePropertythatanalyzedfourphasesof
constructionwitha2013buildout.Theassumptionsincludedinthetrafficstudyincludeddevelopmentof
potentialcommercialusesonthesubjectpropertyaswellonthe8.16acresincludedinrezoningcasenumber
09REZ03.
PhaseOneconsistedof:a14,700SFpharmacy,a4,000SFfastfoodrestaurant,a5,750SFbankwiththree
drivethrulanes,andan84,000SFselfstoragefacility.
PhaseTwoconsistedof:a5,000SFfastfood,a5,750SFbankwith4DTlanesand21,900SFofretail.
PhaseThreeofconstructionisa5,000SFfastfoodand21,000SFretail
PhaseFourofconstructionwas30,000SFofretail.
Thetotalsquarefootageanalyzedwas113,100SFofcommercialand84,000SFofminiwarehouse.Thecurrent
proposaldoesntspecifyspecificsquarefootagelimits,sothereforeitcannotbedeterminedifthistrafficstudyis
consistentwiththerezoningproposalatthistime.
Thefollowingisalistofmitigationrequiredfromthetrafficstudy:
Constructa3rdSBthroughlanealongNC55from1200feetnorthoftheintersectionwithCarpenterFireStation
RoadtoMorrisvilleParkway.
1.Constructa3rdNBthroughlanealongNC55from1200feetsouthofGreenHopeSchoolRoadto2000
feetpastCarpenterFireStationRoad.
2.AttheintersectionofNC55andCarpenterFireStationRoad,constructtwo200footWBleftturnlanes
anda350footNBleftturnlane.
3.AttheintersectionofNC55HwyandIndianWellsRoad,constructa300footSBleftturnlane,a150
footrightturnlane,aWBleftturnlane,aWBsharedleftthroughlaneanda125footWBrightturnlane.
4.AttheintersectionofNC55andMorrisvilleParkway,constructa500footleftturnlane
5.Atthesiteaccessdriveways#1,#2,#3,#4,#5,construct100footrightturnlanes.
6.Atsiteaccess#3,construct200footlong,twowayleftturnlanes.
PleasenotethetrafficstudyincludedassumptionsthatseveralTownofCarytransportationprojectsand
developerprojectsweremovingforwardatthetimethestudywascompletedandsincethattime,someofthem
havebeendelayedorpostponedindefinitely.
Duringstaffdiscussionswiththeapplicant,anupdatedtrafficstudymaybepursuedsincetheapplicantplansto
proceedwithlessdevelopmentthaninitiallyanticipatedinthetrafficstudy.
SUMMARYOFPROCESSANDACTIONSTODATE

Notification
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OnNovember30,2010,notificationoftheTownCouncilpublichearingontherequestwasmailedtoproperty
ownerswithin400feetofthesubjectproperty.Inaddition,notificationconsistentwithGeneralStatuteswas
publishedintheCaryNewsonDecember1and8,2010.Noticeofthepublichearingwaspostedontheproperty
onDecember1,2010.
NeighborhoodMeeting
Basedonmaterialssuppliedbytheapplicant,therequiredneighborhoodmeetingwasheldonOctober12,2010
andwasattendedbytwocitizens.IssuesdiscussedincludedthetypesofusespermittedintheORDdistrict,
accessandtheproposed2storyheightlimit.

TownCouncilPublicHearing
ThepublichearingwasheldonDecember16,2010.StaffnotedthattheCarpenterCommunityPlanindicatedan
evergreenhedgerowbetweenthesubjectpropertyandtheadjacentCarpenterCommunity.Therewereno
speakersatthepublichearingotherthantheapplicant.Therewerenoquestionsorcommentsfromcouncil
members.
ChangesSincethePublicHearing
ToensureconsistencywiththeintentoftheCarpenterCommunityPlan,theapplicanthasproposedanadditional
conditiontorequireaTypeBbufferadjacenttotherailroad,enhancedbyreducingthemaximumseparation
betweenshrubsfrom8feetto5feet.

PlanningandZoningBoardMeeting
ThePlanningandZoningBoardconsideredtherequestatitsMarch21,2011meetingandrecommended
approvalbyavoteof90.
CRITERIAFORCONSIDERATIONINREVIEWINGREZONINGS

Section3.4.1(E)oftheLandDevelopmentOrdinancesetsforththefollowingcriteriathatshouldbeconsideredin
reviewingrezonings:
1.Theproposedrezoningcorrectsanerrorormeetsthechallengeofsomechangingcondition,trendorfact
2.TheproposedrezoningisconsistentwiththeComprehensivePlansetforthinSection1.3(LDO)
3.TheTownandotherserviceproviderswillbeabletoprovidesufficientpublicsafety,educational,recreational,
transportationandutilityfacilitiesandservicestothesubjectpropertywhilemaintainingsufficientlevelsofservice
toexistingdevelopment
4.Theproposedrezoningisunlikelytohavesignificantadverseimpactsonthenaturalenvironment,includingair,
water,noise,stormwatermanagement,wildlifeandvegetation
5.Theproposedrezoningwillnothavesignificantadverseimpactsonpropertyinthevicinityofthesubjecttract
6.Theproposedzoningclassificationissuitableforthesubjectproperty.

APPLICABLECOMPREHENSIVEORAREAPLANREQUIREMENTES

ComprehensivePlanElement

Consistent

A.LandUsePlan

B.Parks,Recreation,andCulturalResources
FacilityMasterPlan

C.GrowthManagementPlan

D.AffordableHousingPlan

NotConsistent

NotApplicable

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E.ComprehensiveTransportationPlan

F.OpenSpaceandHistoricResourcesPlan

G.HistoricPreservationMasterPlan

A.LandUsePlan
ThegoverninglanduseelementofCarysComprehensivePlanforthesubjectparcelistheCarpenter
CommunityPlan,originallyadoptedinSeptember2005.AspertheCarpenterCommunityPlan,thefutureland
usedesignationforthissiteisOffice/Industrial(OFC/IND)orOffice/Institutional(OFC/INS).
Office/Industrial(OFC/IND)usesincludeawiderangeofemploymentgeneratingoffice,lightindustrial,research
anddevelopment,andcleanmanufacturinguses.Alimitedselectionofinstitutionalandcommercialuses(such
asbanks,personalservices,hotels/motels)supportinglargeoffice/industrialregionsontheCarpenterCommunity
Planmayalsobeappropriate.
Office/Institutional(OFC/INS)usesincludealltypesofofficeandinstitutionaluses.Examplesincludecorporate
andprofessionaloffices(largeandsmall),generalbusinessoffices,clinics,nursinghomes,banks,churches,
schools,daycare,governmentoffices,andsoforth.Alimitedselectionofcommercialuses(suchasbanks,
restaurants,personalservices)supportingtheactualofficeandinstitutionalusesinanareamayalsobe
appropriate.
B.Parks&GreenwaysMasterPlan
AccordingtotheParks,RecreationandCulturalResourcesFacilitiesMasterPlantherearenoissuesrelatedto
thissite.
ArecreationpaymentinlieuwillberequiredforresidentialdevelopmentinaccordancewiththeLand
DevelopmentOrdinance.
C.GrowthManagementPlan
TheGrowthManagementPlanincludesthefollowingGuidingPrinciplesthatarerelevanttothiscase:
1.GuidingPrincipleR1:Ensurethatadequateinfrastructureandservicesareavailableconcurrentlywithnew
development.
2.GuidingPrincipleL1:Concentrategrowthnearexistingandplannedemploymentcentersandavailableand
plannedinfrastructuretominimizecostlyserviceareaextensions.
3.GuidingPrincipleL2:Ensurethatfuturegrowthprotectssensitivenaturalresourcesandprotectsopenspace.
4.GuidingPrincipleA1:Increasepermitteddensitiesinpreferredgrowthareastoencouragedesiredformsof
development.
D.AffordableHousingPlan
TheAffordableHousingPlanisnotapplicabletothiscase.
E.ComprehensiveTransportationPlan
NC55HighwayisdesignatedasaMajorThoroughfare
ExistingSection:4lanesectionwith21footlandscapedmedian,wideshoulders,partialcurb&gutter
FutureSection:4lanesectionwithlandscapedmedian,
Sidewalks:Noneexisting,proposedmultiusetrail
BicycleLanes:Wideshoulders,proposedmultiusetrail
Transit:ExistingTTARoute311PeakBusrouteservesNC55,noexistingorfutureCTranservice
StatusofPlannedImprovements:Noplannedimprovements
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F.OpenSpacePlan
AccordingtotheOpenSpacePlan,therearemixeduplandhardwoodsatthenorthernendofthesubject
property.
G.HistoricPreservationMasterPan
Nosignificanthistoricstructureshavebeenidentifiedonthisproperty.
APPLICANTSJUSTIFICATIONSTATEMENT

Thefollowingstatementsareprovidedbytheapplicant(shownbelowinitalics)inresponsetothecriteria
establishedintheapplication(shownbelowinbold)anddonotnecessarilyrepresenttheviewsoropinionsofthe
TownofCary.Anystatementsastothetype,thequality,orthephysicalfeaturesareatthedirectionofthe
applicantandmaybeformulatedintoacondition:
1.Anyissueswiththesizeofthetract?
Response:ThetractisofamplesizetoaccommodatetherequestedORDdevelopment.Giventhesizeandthe
locationoftheproperty,theusespermittedinORDareappropriatefortheparcel.

2.HowistherequestcompatiblewiththeComprehensivePlan(i.e.LandUse,Transportation,Open
SpaceandHistoricResources)?
Response:Therequestiscompatiblewiththecomprehensiveplan.TheCarpenterCommunityPlancallsfor
Office/LightIndustrial.TheORDzoningcategoryallowsthesetypesofuses.
3.Whatarethebenefitsanddetrimentstotheowner,neighborsandthecommunity?
Response:Asstatedabove,theproposedrezoningwillprovideadditionalsupportservicesforthearea.The
parcelsareboundedbyroads,therailroadandtheTownofCarywatertoweronallsides,thusminimizingany
impacttosurroundingproperties.Giventheconstraintsofthesite,theusespermittedintheproposedrezoning
areagoodfitfortheproperty.Furthermore,theTownsLandDevelopmentOrdinance(LDO)willadequately
protecttheadjacentpropertyowners.
4.Howaretheallowableuseswiththeproposedrezoningcompatiblewith,orhowdotheyrelateto,the
usescurrentlypresentonadjacenttracts?
Response:Giventhesiteconstraintsofthepropertyandthedevelopmentpatternsinthearea,theallowable
usesinORDareappropriate.ThereisgoodseparationbetweenthepotentialORDusesandexistingand
plannedresidentialuses.Goodlanduseplanningprinciplestypicallyadvocateandsupportthedevelopmentof
thistypeofuseinthistypeoflocation.Theinterestsoftheresidentialpropertyownerswillbeadequately
protectedbytheprovisionsoftheLDOandtheconditionsoftherezoning.
5.Whatreductions/amendmentsand/ormodificationstothedevelopmentstandardsoftheLDOarebeing
requestedandhowaretheyjustified?(PDD,neworamended)Applicantsmustlisttheseitemsand/or
clearlyhighlightthemwithinthePlannedDevelopmentdocument.
Response:N/A
ORDINANCEFORCONSIDERATION
10REZ13CookeProperty
ANORDINANCETOAMENDTHEOFFICIALZONINGMAPOFTHETOWNOFCARYTOCHANGETHE
ZONINGOFAPPROXIMATELY8.4ACRESLOCATEDAT3890NC55HWYOWNEDBYDOROTHYW.
COOKEBYREZONINGFROMRESIDENTIAL40(R40)TOOFFICE/RESEARCHANDDEVELOPMENT
CONDITIONALUSE(ORDCU)
BEITORDAINEDBYTHETOWNCOUNCILOFTHETOWNOFCARY:

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Section1:TheOfficialZoningMapisherebyamendedbyrezoningtheareadescribedasfollows:
PARCEL&OWNERINFORMATION
PropertyOwner(s)

CountyParcelNumber(s)
(10digit)

RealEstateID(s)

DeededAcreage

0735726346portion

0014628portion

8.4

DorothyW.Cooke
121FranklinHillsPlace
Cary,NC27519
TotalArea

8.4

Section2:ThatthisPropertyisrezonedfromR40toORDCUsubjecttotheindividualizeddevelopment
conditionssetforthherein,andalltherequirementsoftheCaryLandDevelopmentOrdinance(LDO)andother
applicablelaws,standards,policiesandguidelines
Section3:TheconditionsmutuallyapprovedbytheTownandtheapplicantforpromotingpublichealth,safety
andthegeneralwelfareare:
1.Buildingheightshallbelimitedtotwostories(35feet).
2.ATypeB(semiopaque)buffershallbeprovidedadjacenttotherailroad.Thebuffershallbeenhancedby
reducingthemaximumseparationbetweenshrubsfrom8feetto5feet.
TheseconditionsaddressconformanceofthedevelopmentanduseofthePropertytoordinancesandofficially
adoptedplansandaddressimpactsreasonablyexpectedtobegeneratedbythedevelopmentanduseofthe
Property.
Section4:Thisordinanceshallbeeffectiveonthedateofadoption.
Adoptedandeffective:April14,2011
________________________________________
HaroldWeinbrecht,Jr.
Mayor
______________________________
Date

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