TOWN
OF CARY
DEVELOPMENT
PLAN REPORT
Thomas
Brooks Park, Phase Two Site
Plan Approval 03-SP-230 |
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APPLICANT |
OWNER |
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Mulkey
Engineering & Consultants |
Town
of |
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Location: Map: |
Thomas
Brooks Park is located south of Green Hope School Road, east of Green
Level Church Road, and west of the proposed I-540 expressway, at 100
Brooks Drive. The Phase Two
section of development would be located in the northeast area of the Park. |
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Staff
Recommendation: |
Staff
recommends approval of the plan with the following conditions: 1.
That the
100’ Thoroughfare Corridor Buffer District be allowed to vary in width,
provided that the average overall buffer width maintained is equal to
100’; 2.
That all
ball field lighting utilize a glare control package to minimize off-site
glare; 3.
That the
streetscape adjacent to 4.
That an
evergreen tree screen be installed along 5.
That
widening of the Parks’ eastern |
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Planning
and Zoning Board Recommendation: |
TBD |
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Pending
Items: |
Although
not included with the current plan set, roadway improvements along the
eastern side of Green Level Church Road for the length of Park frontage,
are required as part of the Phase Two expansion of the Park. |
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PROPOSED
SCHEDULE OF MEETINGS |
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Planning and Zoning Board |
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Town Council |
April
15, 2004 |
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PROJECT
DESCRIPTION |
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The
applicant, Mulkey Engineers & Associates, representing the Town of
Cary, has requested approval of a site plan to construct four new baseball
fields, a clubhouse building, a maintenance building, ticket booths,
restroom buildings, and associated parking in the northeastern portion of
Thomas Brooks Park. The Phase
Two area of Thomas Brooks Park would be accessed by one drive from The
Thoroughfare Corridor Buffer may vary in width, provided that the average
buffer width is equal to the minimum required buffer. Averaging
of the buffer must, however, be approved by the Town Council. |
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PARCEL
INFORMATION |
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Parcel
# |
Realid
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Area |
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0734.13-04-9820 0734.01-25-1988 0734.01-15-7421 0734.01-15-7747 0734.01-16-7192 |
126.80
acres
10.27 acres
3.40 acres
4.53 acres
4.53 acres |
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149.53
acres |
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ZONING
AND LAND USE PLAN COMPLIANCE |
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Current
Zoning: Resource/Recreation
District (R/R) &
Residential-40 District (R-40) Town
Limits:
Excluding approximately 22.73 acres located in the northeast area, the
Park is inside Land
Use Compliance:
The Land Use Plan allows for low density residential development and
parks. |
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LANDSCAPE |
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The
Thoroughfare Corridor Buffer may vary in width, provided that the average
buffer width is equal to the minimum required buffer. Averaging
of the buffer must, however, be approved by the Town Council.
The plan complies with all landscape requirements, including buffer
averaging requirements associated with the 100’ Thoroughfare Corridor
Buffer District. As
required by the Land Development Ordinance, staff has recommended that the
western streetscape area along |
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BUILDING
ELEVATION |
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Building
Height:
Clubhouse: 22’, all other buildings: 16’ Building
Size: Total
building square footage proposed: 23,750 square feet. Proposed
buildings include a Clubhouse building, two ticketing booths, a retail
sales storage building, a concessions building, a first aid building, a
press box building, two restroom buildings, and a maintenance building. Building
Materials & colors: Excluding
the Clubhouse, which would utilize a patina green standing seam metal roof
system, all other buildings would utilize a flat roof.
The flat roof building wall would terminate at the top of the
parapet with a cast stone coping. Dark
beige split-faced masonry units would be the primary field material
utilized on the exterior walls. The
exterior walls would also contain light beige vertical trim masonry units,
with light green tinted glass. All
door and window framing would be clear anodized aluminum.
A tensioned cream colored fabric canopy would be located over the
seating area at the signature field. |
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SITE
LIGHTING
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Interior
roadway lighting and general parking area lighting would utilize a
standard shoebox 400 watt fixture on a 30’ pole.
The signature ball field would utilize ball field lighting mounted
on a pole 120’ to 140’ high. The
three practice fields would utilize lighting that varies in height from
80’ to 90’. Six lighting
locations would be provided for each field comprising 190 individual
lights per field. Based
on concerns regarding off-site glare expressed by the Green Level
neighborhood, staff has recommended that a glare control package be
installed on both the existing ball field lighting and the proposed ball
field lighting. Funding does
not appear to be available to install a glare control package at the
existing fields, and no commitment has been made to install a glare
control package at the proposed fields.
Glare control is needed and is recommended by the staff. |
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TRAFFIC
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A
Traffic Impact study was prepared by Town traffic consultant Wilbur Smith
Associates and dated October 2003. All intersections studied meet Town of |
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ROADWAY
DESIGN
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Pursuant
to the Town’s Comprehensive Transportation Plan, Pursuant
to the Town’s Comprehensive Transportation Plan, Green Level Church Road
is designated to have an ultimate 102’ back-to-back cross section (3
lanes each direction with a center median and 14’ wide outside lanes to
accommodate bikes) centered within a 124’ right-of-way.
Half-street improvements from existing centerline are required
along the Park frontage. Although
not yet included with the current plan set, design plans are underway and |
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UTILITIES
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This
development has access to |
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STORM
WATER
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Thomas
Brooks Park, PH II (Baseball USA) is located in the Jordan Lake watershed
and is addressing the watershed protection ordinance through the low
density option (impervious surface less than 24%). The project would
address Riparian
buffers are proposed to be modified as follows: The
plans propose a modification from the riparian buffer requirement of the
Town's Stormwater Management Plan for new development (Chapter 7, Part 3.7
of the Land Development Ordinance). The modification includes impacting
0.42 acres of riparian buffer area, and mitigating the riparian buffer
loss through the installation of Best Management Practice (Wet Pond) and
the creation of 1.31 acres of additional riparian buffer area. The Land
Development Ordinance recognizes that there may be instances where the
riparian buffer would create undue hardship and allows modifications to be
granted. The modifications must be based on documentation of practical
difficulties or unnecessary hardships and effects on water quality caused
by development within the buffers. The elimination of the 0.42 acre of
riparian buffer is based, in part, on the following criteria. (1)
The basic project purpose cannot be practically accomplished in a manner
that would better minimize disturbance and protect water quality. Due
to topographic constraints and the existing Thomas Brooks Park Complex
access roads to this phase of the park could not be accomplished without
impacts to the existing riparian buffers.
3)
BMP's will be used if necessary to minimize disturbance and protect water
quality. One wet pond has been designed to treat the first one-inch of
impervious runoff and remove 85% total suspended solids from the parking
area. (4)
Impact to Zone 1 must be minimized to the maximum extent practical. Approximately
0.14 acres of impacts zone 1, which would not otherwise be considered
allowable, would be impacted with alignment of the roadway. (5)
Compensatory mitigation must be done on a 1:1 ratio on a square foot
basis for any impacts to Zone 1. This mitigation may consist of planting
of an un-buffered area or additional planting of a partially buffered area
located on-site or nearby. Impacts to zone 1 are being mitigated with
the creation of 1.3 acres additional riparian buffer. 6)
The applicant must receive written approval from the Town Manager
acknowledging that these conditions have been met before any impacts to
the riparian buffer shall occur. The applicant is attempting to
receive this permission at this time. |
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PROPERTY
OWNER NOTIFICATION AND CONCERNS
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Adjoining
property owners were notified during staff's initial review of this plan.
On
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