DEVELOPMENT PLAN REPORT

APPLICANT

OWNER

Jerry Turner and Associates

905 Jones Franklin Road

Raleigh , NC 27606

Phone: (919) 851- 7150

Fax: (919) 851- 7547  

David L & Elizabeth R. Chesney

3210 S. Lakeview Cir. Apt. 102

Fort Pierce , FL 34949-8824

Location:

The site is located on the eastern corner of the intersection of Maynard Road and Reedy Creek Road .

MAPS:

Northwoods Concept Plan

Planning & Zoning Board Recommendation:

Ervin Portman made a motion to forward this case to Town Council for approval based on staff recommendations and the Medfield letter.  Mike Zaccardo seconded the motion and the board voted 7-2. 

Staff Recommendation:

Staff recommends approval of this Activity Center request.

PROPOSED SCHEDULE OF MEETINGS

TOWN COUNCIL PUBLIC HEARING 

August 28,2003

PLANNING & ZONING BOARD

October 20, 2003

TOWN COUNCIL

November 13, 2003

PROJECT DESCRIPTION

The applicant is requesting an Activity Center Concept Plan Review to allow the construction of 90 patio homes and town homes on 14.71 acres and a commercial parcel that will contain a mixture of retail and office on 1.65 acres of property.  The proposed density of the residential properties is 6.1 units per acre.  Buildings will not exceed two stories in height and architectural design shall be complimentary with the surrounding area and will be used as a transition between the proposed commercial and residential land uses.  Sidewalks will be provided along Maynard Road and Reedy Creek Road .  

PARCEL INFORMATION

Parcel #

Realid #

Area

0764965647

0195570

16.10 acres (calc.) 16.09 acres (deeded)

ZONING AND ACTIVITY CENTER COMPLIANCE

Current Zoning:PDD Planned Development District

Overlay District: Neighborhood Activity Center

Town Limits:  [ X ] In

The property is currently zoned PDD and is shown on the Northwoods PDD master plan as being designated as office and institutional.  The property is located within a neighborhood activity center. The neighborhood activity center is intended to facilitate the development of an activity center at the neighborhood scale.  Neighborhoods are contiguous areas, generally containing approximately 600 to 1,500 dwellings, or approximately 1,500 to 3,500 people.  The NAC should contain facilities vital to the day-to-day activity of a neighborhood (e.g., grocery, drug store, church, service station) located in close proximity to one another.  The NAC should contain the neighborhood’s highest-density housing and be located to facilitate pedestrian travel between the two areas.

 The existing activity center contains 375 residential dwelling units developed at an overall density of 3.24 units per acre.  The proposed Activity Center Concept Plan is proposing density at 6.1 units per acre. The maximum allowable commercial square footage is 100,000 square foot in a Neighborhood Activity Center .  The existing activity center currently contains 65,359 square foot of commercial area, which leaves 34,641 square foot of available commercial area within this activity center. This request proposes a maximum 15,000 square foot commercial/office building of which 10,000 square foot will be commercial.  

LANDSCAPE

 The landscape plan for this project will be required to comply will all Town requirements.  This project will be required to provide an opaque buffer type “A” adjacent to the Medfield Subdivision located to the east. The applicant has filed a simultaneous rezoning request to reduce the width of this buffer from 90 feet to 65 feet.  

TRAFFIC

 This Activity Center proposal provides a reduction in trips compared to office and Institutional.

 No Traffic Impact Study is required at this time.  

Transportation and Connectivity Analysis dated October 6, 2003 indicates:

 Cut thru traffic is low in the Medfield Community. Most of the traffic on Electra/Brandywine lives between Trinity and Reedy Creek Roads.

 Cut thru traffic on Medfield Road extended will be less than the low cut thru that exists today on Electra/Brandywine Roads.

Actual traffic volumes in the Medfield Community are seven percent less than estimated. 

 The future traffic volumes on Electra Drive @ Reedy Creek Road will be reduced with the extension of Medfield Road .

 Connectivity provides more balanced traffic distribution to the major road network.

 A copy of the Connectivity Analysis for Northwoods Activity Center is attached.

Staff Contact:  Dick Moore, 462-3937, Email:  dmoore@ci.cary.nc.us

ADT

AM Peak

PM Peak

IN

OUT

Total

IN

OUT

Total

Existing O & I

1409

175

25

200

32

159

191

Proposed NAC

1011

19

38

57

51

41

92

ROADWAY DESIGN

This section of Maynard Road is designated to have an ultimate 6 lane median divided cross section (102’ b/b within 124 ‘r/w) per the Town of Cary Transportation Plan .  

Staff Contact:  Tammy Spivey, 462-3933, Email:  tspivey@ci.cary.nc.us

UTILITIES

 The proposed project will be required to comply with all town water and sewer standards.  

Staff Contact:  Shuyan Tian, 469-4381, Email: stian@ci.cary.nc.us

STORM WATER

There are riparian buffers associated with this project that will need to be investigated.

 The project will be required to meet the nitrogen requirements of the Town of Cary .  

The existing Medfield Subdivision has expressed concerns relative to drainage problems from this potential project.  With this in mind the project should take all reasonable steps to ensure the development does not aggravate this situation.  

Analysis:  Water quality and downstream impacts have been significant concerns relative to this project.  The project is preserving the riparian buffers on the site and will address the nitrogen requirements with the proposed Best Management Practices on the site.  The applicant will control the ten-year storm to help off set downstream drainage impacts of the development.  This project meets all of the requirements of the Stormwater section of the Engineering Department.   

Staff Contact:  Tom Horstman, 469-4347, Email:  thorstma@ci.cary.nc.us

Staff Recommendation

Changes since Public Hearing:  

The concept plan has been revised to modify the layout of the road that connects with Medfield Subdivision.  The roadway location was adjusted internally to the development.  The applicant has submitted a letter requesting that Town Council not require interconnectivity with the Medfield Development to the east.  The current plans that are being reviewed by Town staff do show the required interconnectivity with Medfield Subdivision.  

Protest Petition Information:  

Valid [ X ]   Not Enough Signatures with 100 feet[  ]        None Filed [  ]

Analysis:

This request complies with the requirements of a neighborhood activity center and the interconnectivity requirements of the Town.