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HomeMy WebLinkAboutAgenda - 05-31-1995 - C1(a) 011 OR AN G E C 0 U N T Y BOARD OF COMMISSIONERS AND C A R R B 0 R 0 BOARD OF ALDERMEN Joint Planning Area Public Hearing Abstract Meeting Date: May 31, 1995 Action Agenda Item # C1a) SUBJECT: Z-4-95 DONALD KEITH GODWIN DEPARTMENT: PLANNING PUBLIC HEARING —X—Yes No ATTACHMENT(S) : INFORMATION CONTACT: Mary Willis Vicinity Map Extension 2583 Staff Report TELEPHONE NUMBERS: Hillsborough-732-8181 Durham -688-7331 Mebane -227-2031 Chapel Hill -967-9251 PURPOSE: To receive citizen comment on a rezoning requested- by Donald Keith Godwin for property owned by Thomas Walker and Gail Harris. This request involves an amendment to both the Orange County Zoning Atlas and the Carrboro Zoning Map. BACKGROUND: The area proposed to be rezoned is located at the northwest corner of Rogers Road and Tallyho Trail. The property consists of one parcel (TM 7.23.C.25) containing 13.6 acres. Existing subdivisions surround the area on three sides: Meadow Run Subdivision to the north, Fox Meadow Subdivision to the west, and Highland Meadow Subdivision to the south (see vicinity map attached) . According to the Joint Planning Area Land Use Plan (JPALUP) this parcel is categorized as Suburban Residential, and is located with in Transition Area I of the Carrboro Joint Development Review Area. The Suburban Residential designation allows densities up to 5 dwelling units per acre. The property is currently zoned R-R, which allows a density of up to 1 dwelling unit per acre. The proposed zoning is R-20, which allows a density of up to 2. 1 dwelling units per acre. Attached is a Staff Report for the proposed rezoning prepared by the Carrboro and Orange County Planning Staffs. The Carrboro Board of Aldermen approves changes to its Zoning Map by Resolution, based on the information contained within the Staff Report and ti c comments received through the public hearing process. The Orange County Board of Commissioners takes action subsequent to action by the Carrboro Board of Aldermen. Both Boards must act in the affirmative in order for the rezoning to become effective. Subsequent to this public hearing, the rezoning will be presented to Carrboro for a decision on the change to the Carrboro Zoning Map. The Orange County Planning Board will consider the decision of the Carrboro Board of Aldermen in making its recommendation (July 17, 1995) . The recommendation of the Orange County Planning Board will be presented to the Orange County Board of Commissioners for its decision on August 3, 1995. RECOIYMNDATION: The Orange County and Carrboro Planning Staffs recommend approval of the proposed rezoning provided that the Orange County Board of Commissioners and the Carrboro Board of Aldermen find that the proposal is consistent with the provisions of the Joint Planning Area Land Use Plan. The Joint Planning Agreement requires that a rezoning within the Carrboro Joint Planning Area be approved by both the Carrboro Board of Aldermen and the Orange County Board of Commissioners. It is recommended by the Planning Staff that the terms of the Agreement be carried out according to the following schedule: 1) Refer the proposed rezoning to Carrboro; and 2) After action by the Carrboro Board of Aldermen, refer the proposed rezoning to the Orange County Planning Board meeting of July 17, 1995 for a recommendation to be presented to the Orange County Board of Commissioners on August 3, 1995. 003 TOWN OF CARRBORO NORTH CAROLINA STAFF REPORT TO: Orange County Board of Commissioners Carrboro Board of Aldermen Orange County Planning Board Carrboro Planning Board FROM: Carrboro Planning Staff Orange County Planning Staff DATE: April 25, 1995 SUBJECT: Petition for Change of Zoning for Walker Property(7.23.C.25) REQUEST: An amendment to the Orange County Zoning Atlas has been requested which would incorporate a proposed change to the Town of Carrboro Zoning Map. The proposed change in zoning involves a parcel (7.23.C.25) located in the Carrboro Joint Development Area as identified on the Orange County-Chapel Hill-Carrboro Joint Planning Land Use Plan. The total area is approximately 13.539 acres in size and is located on the north side of Tallyho Trail and west of Rogers Road (also known as State Road 1729). Figure 1 (attached) shows the property proposed for rezoning. PETITIONER(S): On April 18, 1995, Donald Keith Godwin submitted a petition to the Town of Carrboro requesting rezoning of this property. Mr. Godwin has a contractual agreement with the property owners, Mr. Thomas Walker and Ms. Gail Harris,to obtain a change of zoning. DESCRIPTION OF THE AREA: The specific parcel to be considered for a change of zoning is identified as: Lot 25, Block C on Tax Map 23 in the Chapel Hill Township. All property or any portion specified is located within Transition Area i of the Carrboro Joint Development Review Area. The property is currently zoned Carrboro R-R, Rural Residential, which allows a maximum density of 1 dwelling unit per acre(43,560 sf). The petitioner is seeking a change in zoning to Carrboro R-20, Residential 20,000 sf Minimum Lot Sire, which allows a maximum density of 2.1 dwelling units per acre. P.O. BOX 829 • 301 WEST MAIN STREET.CARRBORO, NC 27510 • (919) 942.8541 • FAX (919)980-7737 • TDD(919) 988.7717 AN EQUAL OPPORTUNITY EMPLOYER f f 004 Staff Report: Walker Property Petition for Change of Zoning EXISTING LAND-USE: There are existing structures on the property proposed for rezoning. They include: an abandoned single family residential structure (that has not been used in approximately 10 years), and several old sheds (as indicated by the applicant). LAND USES AND ADJACENT ZONING: North: Vacant/undeveloped land and residential uses zoned Carrboro R-R, Rural Residential, including the Meadow Run subdivision. This area to the north is considered Carrboro Transition Area II. South: Residential uses zoned Carrboro R-20, Residential 20,000 sf Minimum Lot Size including the Highland Meadows subdivision. This area to the south across Tallyho Trail is considered Carrboro Transition Area I. East: Vacant land and residential uses zoned Chapel Hill R-1, Residential,17,000 sf Minimum Lot Size. This area to the east across Rogers Road is considered Chapel Hill Transition Area. West: Residential uses zoned Carrboro R-R, Rural Residential including the Fox Meadow subdivision. . This area to the west and northwest is considered Carrboro Transition Area II. ZONING HISTORY OF THE PROPERTY: 1988 Zoned Carrboro R-R, Rural Residential, 1 unit per 43,560 sf(1 acre) Minimum Lot Size, as part of the implementation of the Joint Planning Agreement. (Note: The property was consisdered undeveloped in 1988. At that time most undeveloped property was zoned R-R, without regard to transition area designation.) Pre-1988 Orange County R-1, Rural Residential, 1 unit per 40,000 sf Minimum Lot Size. COMPARISON OF ZONES: Carrboro R-R,Rural Residential 43,560 sf Minimum Lot Size: Carrboro's R-R zone is defined in Section 15-135(c)of the Carrboro Land Use Ordinance as follows: The R-R (rural residential) district is designed to accommodate residential and related uses as well as several additional uses that would be appropriate in the more sparsely populated areas of the town's joint planning area, but that would be inappropriate within the more intensively developed residential zones. This residential zoning district requires 43,560 square feet (one acre) of land per dwelling unit. Lot sizes may be reduced to 20,000 square feet of land per dwelling unit if a development is clustered; however, the land which is "saved" must be set aside as usable open space. The overall density of the tract cannot exceed one dwelling unit per 43,560 square feet of land; thus, the maximum density permitted under R-R zoning is 1 unit per acre. Carrboro R-20,Residential 20,000 sq.ft.Minimum Lot Size: Carrboro's R-20 zone is a residential zoning district which requires 20,000 square feet of land per dwelling unit. Lot sizes may be reduced to 15,000 square feet of land per dwelling unit if a development is clustered; however, the land which is "saved" must be set aside as usable open space. The overall density of the tract cannot exceed one dwelling unit per 20,000 square feet of land; thus, the maximum density permitted under R-20 zoning is 2.1 units per acre. 2 ii s s 000 Staff Report: Walker Property Petition for Change of Zoning CONFORMITY WITH THE JOINT PLANNING AREA LAND USE PLAN: According to the Joint Planning Area Land Use Plan adopted by Carrboro, Orange County and Chapel Hill in 1986, this property is classified as Suburban Residential, located within Transition Area I of the Carrboro Joint Development Review Area. Under the JPALUP, the category of Suburban Residential is defined as follows: Suburban Residential A are designated for housing densities ranging from one (1) to five (S) dwelling units per acre. Such areas are located where land is changing from rural to urban, suitable for urban densities, and to be provided with public utilities and services. Housing types range from single-family homes to duplexes to multi family dwellings. However, densities may be lower than one dwelling unit per acre in Suburban Residential Areas. Chapel Hill as part of its Southern Small Area Plan has identified certain areas in the Southern Triangle as being suitable for densities not exceeding one (1) unit per acre for areas immediately east of U.S. 15-501 and densities not exceeding one (])' unit per five (S) acres for areas immediately west of Old Lystra Road. (amended 2/1/93) Both the current Carrboro R-R (1 unit/acre) zoning and the proposed Carrboro R-20 (2.1 units/acre) zoning are well within the density limits of the Suburban Residential Area category of the Joint Planning Area Land Use Plan. CARRBORO SMALL AREA PLANNING PROCESS: Carrboro is in the midst of a comprehensive small area planning process. The process is designed to produce a comprehensive plan for the growth and development of the northern edge of Carrboro's incorporated limits and the Transition Areas. The study area encompasses approximately 3,900 acres within Carrboro and its permitting jurisdiction. The planning process is expected to be complete during calendar year 1995. Carrboro undertook this process in response to increasing growth pressures along its northern boundary. Currently, well over half of the land lying north of N. Greensboro St./Hillsborough Rd. and south of Homestead Rd. (excepting the Henry Horace Williams tracts) is either developed, undergoing development, has a current development permit,or is in the permitting process. Development of a comprehensive plan for this area is the responsibility of the Small Area Planning Work Group, a 34 member group comprised of the Carrboro Planning Board, representatives from the Carrboro Transportation Advisory Board and the Recreation and Parks Commission,and 21 citizens of the study area. The Carrboro Board of Aldermen made a decision not to place a moratorium on development permits during this planning process. However, the land in the Transition Area cannot be rezoned by the Board of Aldermen alone, rather it can only be rezoned by the Board of County Commissioners pursuant to a joint public hearing process as provided for in the Joint Planning Agreement. ANALYSIS ZONING DISTRICTS: Carrboro's R-R and R-20 zoning districts are similar in many of the uses permitted. Nonetheless, there are a number of uses permissible in the R-R zoning district that are not permissible in a R-20 zoning district. These uses include: temporary homes for the homeless; horseback riding stables; institutional residences such as nursing care, intermediate care, handicapped, aged, infirm, or child care institutions; veterinarian 3 r r 006 Staff Report: Walker Property Petition for Change of Zoning and kennel operations; agricultural operations which include livestock; airports; sanitary landfills; cemeteries; and commercial greenhouse operations with on-premises sales. Rezoning to R-20 would move this parcel to a more restrictive zoning category while more than doubling the allowable density. There is a significant difference between Carrboro R-R and R-20 in the maximum number of dwelling units allowed per acre. Carrboro R-R allows 1 dwelling unit per acre; R-20 allows up to 2.1 dwelling units per acre. Dimensional requirements for the R-R and R-20 zoning districts are the same. The parcel under consideration for rezoning is approximately 13.539 acres. Under R-R zoning a maximum of 13 units could be developed; under R-20 zoning a maximum of 28 units would be possible. It is critical to note that it is very difficult to realize this maximum number of standard single family lots from the parcel because no land has yet been set aside for roads, recreation purposes, required stream buffers, or as undevelopable land. However, with multi-family or certain cluster designs, it is more likely that this maximum number of lots maybe realized. TRANSPORTATION: The property proposed for rezoning is accessed via Rogers Road(SR 1729) or Tallyho Trail. These roads in addition to Homestead Rd. (SR 1777) and Eubanks Road are the main transportation routes that will be impacted by development that occurs on this parcel. The North Carolina Department of Transportation has recently completed a feasibility study of possible improvements to Homestead Rd. from the Calvander intersection east to NC 86. Additionally, a request for enhancements to widen Rogers Road between Homestead Road and Eubanks Road to include a four-foot shoulder section for bike lanes has been placed on the 1996-2002 Transportation Improvement Program Request list. A feasibility study is required before any road project can be reviewed by the State Board of Transportation for possible inclusion on the State Transportation Improvement Plan. A feasibility study is very preliminary and is used mainly for cost estimating purposes. It represents the first of several detailed studies which must be completed in order for a road improvement project to move forward towards funding and construction. The time between feasibility study and actual construction is generally measured in years rather than months. In addition, detailed transportation impact studies are required as part of Carrboro's permitting process for development. Nonetheless, the following information is offered as a first iteration on the transportation impacts of full development of this parcel on transportation routes in the area. Under Carrboro R-R zoning, single family development of this parcel allows a maximum of 13 units producing an estimated 130 vehicle trips per day. Single family development of this parcel under Carrboro R-20 zoning allows a maximum of 28 units producing an estimated 280 vehicle trips per day. The 1994 Average Daily Traffic (ADT) on Rogers Road is estimated to be approximately 2,000 vehicles per day (vpd). Rogers Road is designed to handle an ADT of 10,000 vpd at capacity. Current DOT projections indicate that ADTs on Rogers Road will exceed 6,000 vpd over the next decade. The 1994 ADT on Eubanks Road is estimated to be approximately 1,700 vpd. Eubanks Road is designed to handle an ADT of 10,000 vehicles per day at capacity. The 1994 ADT on Homestead Road is estimated to be approximately 5,000 vpd. Homestead Road is designed to handle an ADT of 12,000 vehicles per day at capacity. It is apparent that full development of this parcel at either zoning density will, at completion, increase the number of vehicles per day on Rogers Road,Homestead Road,and Eubanks Road. However, full development of this parcel alone, absent of other development projects would not push the ADT on any of these roads beyond their current design capacity. 4 l ! n07 Staff Report.- Walker Property Petition for Change of Zoning PUBLIC UTILITIES AND SERVICES: This property maybe served by public water and sewer. As a part of the application for rezoning, Orange County requires that applicants obtain letters from agencies stating that the property can be served by public utilities and services. Those letters will be provided for reference at the Joint Public Hearing scheduled for May 31, 1995. RECOMMENDATION: The Carrboro and Orange County planning staffs recommend approval of the proposed rezoning provided that the Board of Aldermen and the Board of County Commissioners find that the proposal is consistent with the provisions of the Joint Planning Area Land Use Plan. The Administration recommends approval of the attached resolution approving the rezoning. 5 a � 005 Petition for Change of Zonin g 00-1) Walker Property 7. 23 .C. 25 RR i I HOGAN ARM N � R-2 ~ 1 s IL AR AD R-2o City Umits N Property Unes Zone RR N Zeno W20 N Zeno W15 N ZV4 MIN 0 100(2000 ^� New Subivisien ■ r nil)