Following the October 15^th P&Z Board Work Session, staff and the consultant developed a list of revisions to the Community Appearance Manual based on the Town Council’s Public Hearing, the Planning and Zoning Board’s work session, Town Staff review, and Industry Group comments (see attached memo dated October 23, 2002). These recommended changes should address the main concerns of the Board from its work session.

BACKGROUND:

To: Scott Phares

From: Elisabeth Lardner

Date: Oct 23, 2002

This memorandum summarizes accepted changes to the Town of Cary’s Community Appearance Manual Final Draft, dated 09/02. These adjustments were made following the Town Council’s Public Hearing, the Planning and Zoning Board’s work session, Town Staff review, and Industry Group comments.

Recommended Revisions to the Community Appearance Manual

General Revisions for Entire Document

• Add subtitle to Community Appearance Manual title: Landscape, Lighting, and Statement of Architectural Compatibility

• Add subhead (Applicability) and paragraph stating whether page/detail is related to residential or nonresidential to each sheet discussing detail purpose and intent

• Number pages within each section similar to detail designation – 1 for Introduction, LA –1 for Landscape, LG –1, AC – 1 for SAC

Introduction Section

• Correct spelling for Edward Yerha

• Capitalize L in Bland Landscaping

Purpose and Intent

• 2^nd paragraph, 5^th line – change Planning & Zoning Ordinance to Unified Development Ordinance

‘Living Document’

• 1^st paragraph, 4^th line – insert sentence: These minor revisions include such things as adding illustrations that aid in clarifying the guidelines/standards within this document.

• 1^st paragraph, 6^th line, change variances to allowable deviations

Applicability of the Community Appearance Manual

• 1^st paragraph, 1^st line – Change sentence to read: This Manual is applicable to projects and sites within the Town Limits and the E.T.J. upon submittal of a new or revision to an already approved development plan.

• 1^st paragraph, 3^rd line, add to sentence - The Downtown Design Guidelines are contained in a separate document that addresses some of the items contained in this manual. Therefore, where there is a conflict with this Manual, the Downtown Design Guidelines rule for development within the Town Center Area.

Administration Procedures

• Highlight Administration Procedures section in TOC

• 1^st paragraph, 2^nd sentence – delete ‘in all cases’

• 2^nd paragraph, 1^st line add after consideration – for deviations that are allowed in the LDO

• 2^nd bullet, change to read – Zoning conditions that exist on the property

• 2^nd paragraph, add sentence to end – Denials may be appealed to the Town Council.

Process

• 1^st paragraph, 1^st line, change to read – The Town of Cary requires that Landscape Plans be submitted as part of the approval process for applicable development plans.

Site Treatment and Approach

• 1^st paragraph, 2^nd line, add sentence to read – Certain areas such as buffers and streetscapes are required to be preserved unless otherwise permitted in the LDO.

• 1^st paragraph, 7^th line, change to read vegetation within the buffer areas noted on the plans to be preserved, revegetation and/or payment of a fine is required.

Required Elements to be Shown on Plan

• add s to Plan - Plans

• 4^th bullet, 7^th line, add after site – (foundation plantings, if allowed by staff)

• 4^th bullet, 8^th line – delete entirely

Required Elements to be Shown on Plan

• 1^st bullet, 1^st line, add to list – Associated grading area for road widening

• 2^nd bullet, 1^st line – add fountains to list of hardscape items

Required Submissions

• 2^nd bullet, 1^st line, change may be to are

• 4^th bullet, NEED RESOLUTION ON QUESTION – SHOULD THE IRRIGATION LIST BE INCLUDED IN PLUMBING PERMIT? MAY BE TOO MUCH DETAIL FOR CAM

Required Landscape Maintenance Plan

• Clarify that Maintenance Plan is not for single family residential homeowner

• 1^st paragraph, 2^nd line, add the word Property prior to Owner’s

• 2^nd paragraph, 4^th line, change second sentence to read – Pruning is typically not to be done on any

• 3^rd paragraph, 2^nd line, change Unified Land Ordinance to LDO

• 3^rd paragraph, 3^rd bullet, add to line – (only if allowed by ordinance)

Purpose

• 2^nd paragraph, 6^th line, change to read – as allowed in the LDO under certain conditions.

Intent

• 1^st paragraph, 1^st line, add excessively prior to pruned

• 1^st paragraph, 2^nd line, add as per ordinance 14.1.15 after word trimmed.

• Change installed size of shrubs from 30" H to 24" H

• Notes - change 2 to read – Roots to be cut not ripped.

• Notes – Delete 5. and 10. and replace with - Limit tree planting within the CRZ of existing trees to no more than 25% encroachment as determined by staff unless zoning conditions requires total protection of the CRZ. The install evergreen plantings into CRZ may not be allowed if it will cause significant damage to the roots and/or the evergreen plants would not be viable due to the existing tree canopy.

• Change installed size of shrubs from 30" H to 24" H

• Notes – Change 2 to read – Roots to be cut not ripped.

• Notes – Delete 5. and 10. and replace with - Limit tree planting within the CRZ of existing trees to no more than 25% encroachment as determined by staff unless zoning conditions requires total protection of the CRZ. The install evergreen plantings into CRZ may not be allowed if it will cause significant damage to the roots and/or the evergreen plants would not be viable due to the existing tree canopy.

• Add dimension number to lines on drawing to read – 30’-0" MAX. TYPICAL (slipped)

• Adjust scale of dimension line at bottom of drawing

• Add 2 deciduous trees to meet ratio and adjust leader lines (slipped)

• Adjust section to show additional deciduous tree

• CHECK INSTALLED HEIGHT – CURRENTLY SAME AS INSTALLED

• Notes – Change 2 to read – Roots to be cut not ripped.

• Notes – Delete 5. and 10. and replace with - Limit tree planting within the CRZ of existing trees to no more than 25% encroachment as determined by staff unless zoning conditions requires total protection of the CRZ. The install evergreen plantings into CRZ may not be allowed if it will cause significant damage to the roots and/or the evergreen plants would not be viable due to the existing tree canopy.

• Add small trees at 20 feet on center to drawings and text (This requirement will be clarified in the new Land Development Ordinance)

• Remove Buffer from subhead

• Add note that drawing represents a 100’ buffer

Tree Placement

• 1^st paragraph, 3^rd line – add sentence Nonlinear arrangement is preferred.

Conflict Avoidance

4^th line, change ULO to LDO

• Add note – Type A Buffer as the Streetscape planting is required for single family and multifamily residential land use

• "Pull" dimension line on right hand drawing off of trees so more legible

• Remove Minor from subhead and change to read Residential Collector Streets

Intent

• Add sentence – Whether placed against the building wall in a traditional manner, or between the building wall and the vehicular use area in more of ‘building in a park’ modernist tradition, the use of vegetation to soften and make more human scaled spaces is supported by the Town of Cary.

Foundation Planting

• Add sentence - Arcades across a building’s front façade accompanied by tree planting may be used in lieu of shrub plantings and satisfy the requirements for foundation planting.

Planter Boxes

• Change to read – Some non-residential and multifamily complexes may incur a hardship if required to accommodate traditional foundation planting. When this is the case, planter boxes may be used. Although not preferred, an exception allowing the use of planter boxes may be granted by the Planning Director when such action is clearly justified.

Visibility of Storefronts and Signs

• Change to read – It is not the intent of the above mentioned planting standards to obscure storefronts from view.

• Adjust diagram – Show looser planting on topside of building at edge of vehicular use area instead of building wall.

• Change Note 2 to read. – Planter boxes are not encouraged. Where no foundation planting beds are possible, permanent planter boxes may be installed ONLY with the permission of the Planning Director.

• Add Note 6 – Other options to meet foundation planting requirements are allowed WITH approval from the Planning Director.

• Adjust drawing to show arcade across 60% of the façade

• Add 6 small trees to arcade façade

• Change note 1 – replace 20% with 60%

• Add note 3 to read – If an arcade is used in lieu of foundation planting, a ratio of 1 tree per 10 linear feet of nonarcade-clad building wall is required.

• Change ‘Planted Buffer’ drawing note to read – Planted Buffer is required on the perimeter of the subdivision, not on internal subdivision lot lines (must meet or exceed type ‘B’ buffer requirements)

• Add words - Existing or Newly Planted to each note discussing tree planting

• Adjust drawing to show both formal foundation planting against the building wall and shrub planting in a ‘looser grove’ 10 to 15 feet away from the building wall – both approaches meeting the foundation planting requirement

• Add Note 4 – Reduction in required vegetation may be approved for lots smaller than 8,000 square feet in size.

Purpose

• Add sentence – Standards related to the Vehicular Use Areas apply to all development types with the exception of single family residential uses.

Surface Lots

• 1^st paragraph, 3^rd line – change ULO to UDO

• Add shrub requirement to linear strip approach: 15 shrubs per 100’. Add to both bottom illustrations and as note 5

• Add duplicate diagram to show alternate screening approach with drive open to view from site beyond

• Add note 4 to state – Screening emphasis should be on parking area for vehicles vs. drives.

• Round corners of hedges at driveway throat at parking area on diagram – avoid ‘backing into’ shrub conflict

• Add diagram showing desired placement of screen when topography is significant.

• Change drawing note discussing expansion of buffer width to read – If planting new trees in the buffer will adversely impact existing trees, credit for planting in the 10’ setback (traditionally not planted) will be granted.

• Change note 2 to read – Roots to be cut not ripped.

• Add Note 1 to CRZ drawing – The CRZ does not apply to perimeter trees in Streetscapes or Buffers unless zoning conditions or development plan require tree protection.

• Add Note 2 to CRZ drawing – If the root zone pattern differs due to topography, the shape of the CRZ may be adjusted when proof of the differing shape is provided.

• Add Note 3 to CRZ drawing – Up to 25% of the CRZ may be encroached upon when necessary for site development requirements.

Detail Currency

• 3^rd line, add vandalism to list

• Change diagram to reflect the removal of excess soil from root collar prior to planting and add appropriate notes.

• Change 2^nd sentence in Note 2 to read – Property Owner is responsible for replacement or repair of any destroyed or damaged trees.

• Change diagram to reflect the removal of excess soil from root collar and add appropriate notes.

• Delete term topsoil from diagram note on backfill, change to read – provide native soil with a minimum of 5% humic matter

Bioretention

• 2^nd sentence, change to read – This technique is already permitted to use in parking areas, streetscapes, and buffers. It may also be used to meet the State’s nitrogen removal requirements under the current ordinance.

• Change subtitle from Pond to Area

• Darken/thicken line weight at ground line and add soil base symbols for legibility

Scope

• Irrigation standards do apply to single family residential lots; however there is no requirement that it needs to be designed and submitted by a professional.

Irrigation System Design Requirements

• 2^nd bullet, change to read – Sprays and rotor irrigation heads cannot be used within the same zone, except on single family properties with a single zone system.

• 4^th bullet, change to read – Sprinklers located on steep slopes require check valves installed on all the heads on that irrigation zone.

Add subhead – Purpose and Intent to header

Irrigation System Design Requirements

• Under Guidelines, delete two references to (up to 45’ radius)

• 4^th bullet – Ad "However, these areas may be irrigated from an adjacent area outside of the "devil strip."

Records

• 4^th bullet, change to read – Design the system to enable draining of the system during winterization.

• Change Minor Residential Street to Residential Collector Street

Non-Residential Property Adjoining Residential Property

• 1^st paragraph, 2^nd line, change to read – exceed 1.5 for cutoff and 0.4 for noncutoff maintained horizontal footcandles (FC) at the property line.

Residential Off-street Areas

• Delete entire paragraph and subhead

Outdoor Sales Areas

• Table LG-1, reorder Business District List to match Detail LG-1

• Table LG-1, change Entrances Max Illuminance to 3-10

Canopies – Gas and Convenience Stores

• Relocate subhead below table LG-1

• Add Label C to upper bays of vehicles on diagram

• Adjust Key – D Driveway (3 – 10 FC)

Open Parking Facilities

• 1^st paragraph, 1st line, add 0.2 to .2

Facades

• Add paragraph to read – The purpose of lighting facades and building elements is to accent features. It is not to cause off-site glare or to light the entire building or façade.

• Add 5^th bullet to read – No lighting beams or bands are allowed on roofs or sides of buildings.

Fixture Types

• 1^st paragraph, 1^st line, 2^nd sentence, change to read – Outlined below are various fixture types allowed in Cary.

• 2^nd bullet, delete – Cobra head and

• 4^th bullet - delete entirely

• 6^th bullet, delete – Wall packs and

Light Pollution

• 1^st paragraph, 2^nd line, delete – or billboard

• 1^st paragraph, 4^th line, change to read – Full cutoff type fixtures required for signs will restrict all direct uplight above horizontal,

• Delete Cobra Head, Cube, Wall Pack

• Delete lower righthand diagram

• Add cutoff fixtures to definitions

• Cutoff – change x to degree (symbol conversion problem)

• Full Cutoff – change x to degree (symbol conversion problem)

• Add Intent paragraph and discuss issue of applicability to nonresidential center projects. If submitting a plan for a non-center project, an issue of compatibility with adjacent parcels is discussed in the Appearance Ordinance [14.1.3. (a) 2)] A SAC is not required for these projects, but an applicant must submit a statement on how the proposed subdivision, or building will meet the intent of the Appearance Ordinance upon the submission of the first site plan for the non-residential subdivision. An applicant for a non-center project is strongly encouraged to meet with the Town of Cary Planning Staff prior to submission to discuss the site and issues of compatibility.

• Add to Intent discussion that this section does not apply to individual single family residential properties.

• Use color images as base if possible.

Intent

• Add language to Intent paragraph to include apartment and townhouse complexes.