PROPOSED SCHEDULE OF MEETINGS

TOWN COUNCIL PUBLIC HEARING:

April 13, 2000

PLANNING & ZONING BOARD:

October 10, 2000 and October 16, 2000

TOWN COUNCIL:

October 26, 2000

PARCEL INFORMATION

Parcel #

Realid #

Acres

0735.01-06-5593

0030279

21.39

0725.02-95-9945

0211692

29.03

0735.03-04-0841

0234278

19.08

0735.03-03-4970

0234277

19.90

0725.04-93-7989

0245562

8.98

0725.04-93-2462

0245563

15.89

0725.04-84-7151

0179891

0.94

0725.04-83-7879

0234276

1.23

0725.04-72-0662

0234275

94.42

0725.04-81-3598

0245568

7.69

0725.04-71-6352

0029997

45.31

0725.04-61-7281

0245565

5.13

0725.04-60-4287

0245566

80.41

0725.04-51-4400

0245564

92.55

Total

484.34

REZONING DATA

CURRENT

PROPOSED

Zoning:

Residential 40 PUD

Planned Employment Center PUD

Residential 40 PUD Amended

No changes proposed to Planned Employment Center portion of the PUD

Overlay District:

Jordan Lake Watershed

No change

Land Use:

Mixed residential, commercial, industrial, daycare, church, & recreation uses

Mixed residential, commercial, office, recreation uses

ADJACENT ZONING AND LAND USES

Zoning:

Land Use:

North:

Residential-40 & Amberly PUD

Single family homes & vacant land

South:

Residential-40

Single family homes & vacant land

East:

Residential-40

Single family homes & vacant land

West:

Residential-40 & Amberly PUD

Single family homes & vacant land

PROJECT DESCRIPTION & HISTORY:  This is the request of Jerry Turner and Associates for the owners, Panther Creek Partnership and Panther Creek Associates, to amend the Cary Glen Master Planned Unit Development. This request is to revise the western portion of the original Panther Creek project containing 492 acres of the original 679-acre project to create the Cary Glen Planned Unit Development. The Town of Cary originally approved this project as Panther Creek in October of 1988. The Town annexed the property in five separate tracts from 1995 to 1998.

This amendment proposes 2,744 residential units on 301.97 acres, commercial and office uses on 32.23 acres, and 150.18 acres of open space.

The current approved plan for Cary Glen has 835 single-family units on 259.4 acres. This amendment is proposing to reduce the number to 659 single-family residential units on 186.27 acres. The overall average density would be 3.5 units to the acre for the single-family areas. The Town of Cary has approved 296 single-family lots in Cary Glen to date. These lots are recorded and some single-family homes exists on these parcels. Product types for these residential areas allow from single family detached to patio homes.

The current approved plan for Cary Glen has 395 residential mixed units on 72.5 acres. The residential mixed product types range from single family detached to condo and apartment units. The proposed plan is increasing to 1900 units on 115.7 acres. The densities for the mixed residential tracts range from 8 to 25 units an acre but have an average of density of 13.5 units to the acre. Note: the SF 11 and SF 12 tracts have been included in the single-family residential category.

The current approved plan for Cary Glen makes no special provision for either affordable housing or age-restricted housing for older persons. The amended PUD includes a statement that 15% of all dwelling units shall be affordable according to Town of Cary affordable housing standards "or other criteria mutually agreed to by the developer and the Town of Cary" distributed among "two or more parcels." In addition, 15% of units will be deed restricted for ownership by those 55 years of age or older. Timing of the construction of the affordable and age-restricted units is according to the following proposed schedule: half of the units will be completed at 70% of project build-out and 100% at 90% of project build-out.

The current approved Cary Glen plan has 10.23 acres for a Town Center. This amendment is proposing for 32.23 acres centrally located and designated as a Town Center. The Town Center is contained on 3 parcels surrounding mixed residential neighborhoods. It is the developers intention to design a mixed commercial, office and residential project here using structured parking with the buildings closely related to the street fronts.

The Town Center will have buildings with retail on ground floors, offices on the second floor and condos and apartments on the third floors. The current approved plan has no defined square footage for the Town Center, however the proposed plan provides for 210,00 SF of Commercial, 333,000 SF of Office space and 185,000 SF of residential space. Also in this area, the developer is proposing a 1.91 public facility site to be located at the intersection of Durham to Green Level Road and Carpenter Fire Station Rd. This tract potentially proposes a fire station, police station, and/or a transit stop.

The current approved open space program for Cary Glen plan has 119.5 acres of open space. The proposed plan has 150.18 acres of open space to include an 11.99 acre Neighborhood recreation site. In addition to the open space acreage, the proposed plan is including a school/park site to be located adjacent to or in close proximity to the Cary Glen community. The current existing plan did not include a school site. The developer is proposing to construct 640-seat school. The developer is discussing this proposal with the Wake County School System and the Town of Cary Parks and Cultural Resources Department.

The open space plan is providing a public greenway trail around the entire lake to tie into the Town of Cary’s Greenway system as defined on the Greenway Master plan. The proposed plan is providing sidewalks along both sides of the roads in the entire project, except where the existing single family subdivision plans have been approved by the Town.

The PUD has been modified to remove the school/park site from inside the project. The Wake County Board of Education and the Town of Cary Parks and Cultural Resources Department determined that the site (now tract MR-10) was smaller than needed to accommodate a dual use site. Also the existing topography presented an issue with fully developing the property. Now the tract is proposed for 133 residential mixed units on 16.73 acres. Also, an open space tract located on the northern boundary along the proposed Panther Creek Parkway has been changed to Tract MR-7. This tract is to have 3.43 acres with 27 units. Other changes have occurred throughout the document, which will be outlined and noted in each area below.

The Town’s Land Use Plan for this area reflects the current approved Master for Panther Creek. It proposes a mix of uses from single family to commercial options. Most all of the west Cary area is identified for low density residential uses or an option for Traditional Neighborhood development on the Town’s Land Use Plan. This project is proposing to be designed to incorporate elements of traditional neighborhood development by providing for:

1. A Town Center site, with a vertical and horizontal mix of commercial, office and residential uses. The buildings are proposed to be oriented close to the street front with structured parking on the rear. The applicant has committed to a minimum mix of 15% office and 15% residential for the overall square footage in this area.
2. Many streets are proposed for reduced widths some with alleys and most all have sidewalks on both sides of the streets.
3. Connectivity is proposed on all parcels either by increase pedestrian connections and/or vehicular access. The schematic layout dramatically reduces the number of cul-de-sacs over the existing approved Panther Creek PUD plan. Most all tracts have been designed to provide looped connecting roads accessing adjacent tracts, even with the extreme topography that exist on some areas in this project.
4. Open space is being provided in a central location in the form of a lake with a complete dedicated trail system around the lake. There are multiple trails from the residential areas feeding to other tracts allowing citizens to access to this open space site.

Staff recommends approval of the proposed land uses for this project based on the Town’s land use plan recommendations for the west Cary area.

Staff recommends approval of the proposed inclusion of affordable and age-restricted housing in this PUD.

The current approved plan required the developer to make a payment-in-lieu for their required parkland. These funds were to be used towards the development of parkland within the Amberly tract. The current request for rezoning for the Cary Glen PUD is dramatically different from the originally approved plan. The rezoning for the Cary Glen PUD as submitted at the time of the Public Hearing included a combined school/park site, of which the developer would build and dedicate a school. The location for this site is at the northern edge of the Cary Glen PUD, at the southeast intersection of Green Level Durham Road and Panther Creek Parkway. (currently classified as MR-10) This site is approximately a 23-acre site.

The approved plan also included a recommendation to dedicate a 30’ wide public greenway easement along the northern edge of the Cary Glen Lake. Within this easement, would be an 8’ wide paved trail that the developer would build and dedicate to the Town. The Parks, Greenways and Bikeways Master Plan, approved by Town Council in 1998, includes a proposed greenway along Panther Creek, which runs through the middle of Cary Glen. This greenway is one of three major greenways located within west Cary. The Panther Creek Greenway is proposed to link with the American Tobacco Trail, and as such, is an important greenway. The segment of greenway originally proposed to be dedicated to the town is a segment of the Panther Creek Greenway.

The developer has agreed to allow the Town of Cary and Wake County Schools to jointly locate an appropriate school/park site adjacent to or in close proximity to Cary Glen. Based on the requirements of the land dedication ordinance, and the fact that the proposed site would include a school, the Parks, Recreation & Cultural Resources Department (PRCR) and the Wake County School System (WCSS) rejected the site as insufficient. This PUD will require a minimum of a 20-acre park. WCSS has requested a minimum of 20 acres for a school site. Thus, the approximate size for a combined school/park site will need to be 40 acres.

The greenway easement has been expanded and now surrounds the entire lake. The developer has agreed to pave and dedicate an 8’ wide greenway around the lake.

The developer has also proposed dedicating the lake to the town of Cary.

The developer will also dedicate a greenway easement along the Morris Branch. This tributary is located north of Panther Creek. The additional easement to be dedicated along the Morris Branch currently is not included in the approved master plan. This easement will provide public access to the Amberly Planned Unit Development, which will be developed west of Cary Glen.

The developer has also agreed to dedicate a greenway easement within the 100’ Thoroughfare Buffer for the Western Wake Expressway. The easement within the Thoroughfare Buffer will provide for a future greenway that will parallel the Western Wake Expressway. This greenway will potentially provide pedestrian access south to Brooks Park. (This 126-acre park is located approximately 1 mile to the south and is currently under construction.)

• Staff recommends approval to accept a payment-in-lieu to purchase land for a combined school/park site (approximate size 40 acres) adjacent to or in close proximity to Cary Glen.
• Staff recommends acceptance of ownership of the lake by the Town of Cary if the developer provides reasonable land for both access and the development of support facilities for public use.
• Staff recommends acceptance of a dedication of 30’ wide greenway easement surrounding the Cary Glen lake. Within this greenway easement will be an 8’ wide paved trail, to be built to town standard and dedicated by the developer.
• Staff recommends acceptance of a 30’ greenway easement located parallel to the Morris Branch. (This easement must be will be located outside the 50’ buffer of the Morris Branch.)
• Staff recommends acceptance of a greenway easement within the 100’ Thoroughfare Buffer for the Western Wake Expressway.

*These recommendations have also been endorsed by the Parks, Recreation and Cultural Resources Advisory Board.

WAKE COUNTY SCHOOL CAPACITY IMPACTS:

Current Enrollment

Building Capacity

Projected Number of Additional Students

Elementary

Green Hope Elementary School (to open in Fall 2000)

Projected enrollment for 2000-2001 is 444

638 (no mobile units)

503

Middle

West Cary Middle School

1,098

826 (plus 6 mobile units) = 976

260

High

Green Hope High School

812

1,727 (no mobile units)

357

Preschool

(0-4 years)

584

Staff is continuing to review the project with the applicant for water and sewer. The PUD document provides information for onsite water and sewer service for your review. Staff will provide additional information at the Planning and Zoning Board meeting of October 10, 2000.

Cary Glen is in the Cape Fear River Basin, Jordan Lake watershed, which is the Town of Cary’s water supply watershed. The PUD will have to comply with the town’s water supply watershed protection ordinance and the newly passed interim riparian buffer ordinance. To meet the requirements of the watershed protection ordinance the 28-acre lake is being proposed as a BMP(Best Management Practice) to protect water quality. The lake will protect all parcels that drain to it, pending approval of DWQ . Should DWQ not approve the lake as a BMP, each individual parcel will have to meet the watershed protection ordinance on its own merits. For parcels that do not drain into the lake, BMPs will be required as necessary to meet ordinance requirements.

Buffers

Cary Glen is subject to the requirements of the recently adopted interim riparian buffer ordinance. The applicant is requesting buffer reductions in three parcels, MR-3, MR-6, and SF-11.

MR-3: A 50 ft. buffer at the north end of the site is being proposed as a 30 ft. buffer, a reduction of 20 ft. A 100-ft. buffer around an existing pond is being proposed as a 30-ft. buffer, a 70-ft. reduction.

MR-6: A stream runs through the middle of this site and is required to have a 50-ft. buffer. The applicant is requesting that this buffer be eliminated. This parcel drains into Morris Branch and not into the 28 acre lake. To meet the watershed protection requirements on-site BMPs will have to be installed. The BMPs will take the place of the buffers for the purpose protecting water quality.

SF-11: There are two existing ponds on this parcel that are required to have 100-ft. buffers. The applicant is requesting that these buffers be reduced to 30 ft., a reduction of 70 ft. These streams drain into the 28-acre lake. The lake would protect water quality.

The PUD is required to provide approximately 74 acres of open space. The applicant is proposing that approximately 115 acres of open space be provided.

The applicant is requesting that the PUD not be subject to any or all future code changes regarding lake/stream buffers and that building and parking setbacks not be required (see note 13 on the Amended Master Plan). The town cannot guarantee that the PUD will not be required to comply with any future state or federal legislation regarding lake/stream buffers or any stormwater legislation. Also, the purpose of the building and parking setback is to protect the buffer during construction.

Changes since Public Hearing: Stream buffers that are required by the interim riparian buffer ordinance have been added to the proposed project.

Staff Review: Staff would recommend that Note 13, regarding future code changes and building and parking setbacks, be removed from the Amended Master Plan.

Cary Glen Transportation Report

The Cary Glen PUD plans to develop a total of 2,773 residential units where 678 of the total will be single-family, 1,910 are proposed as multi-family, and 185 will be town houses. Fifteen (15) percent of the total residential units are anticipated to be restricted to elderly housing. In addition to the residential units, Cary Glen proposes a total of 210,000 square feet (SF) of commercial retail, and 330,000 square feet of office space.

Traffic to be generated by the proposed development is anticipated to be significant, over 30,000 vehicles per day after accounting for an internal reduction due to the mixing of land uses. The current roadway system in the vicinity of the site is not capable of adequately servicing this magnitude of traffic without improvements. Improvements needed to accommodate the traffic generated by this development include the widening of existing area roadways to multi-lane sections, the provision for new multi-lane roadways, traffic signalization at critical intersections, turning lanes, etc.

Currently, one major roadway project is programmed that will improve the flow of traffic in the area: NC 55 will be widened from its current two-lane cross-section to a four-lane divided roadway by the NCDOT. This widening will greatly improve traffic flow on NC 55, but alone will not be sufficient to provide adequate capacity to service the site. This project is currently expected to be completed in 2003. Additional capacity must be provided in order to adequately serve the volume of traffic anticipated to be generated by this development.

In order to plan the roadway system so that it may accommodate the planned development, an understanding of the current roadway network within the study area must be completed. This investigation involves a review of the existing roadway and intersection geometrics, and the traffic demand currently being placed on the roadway system.

NC 55, Green Level Road/Durham Road, and Carpenter Fire Station Road – are each currently two-lane roadway within the study area. Each of these roadways is a rural collector that currently serve commuter traffic which is traveling from residential areas in the south, to destinations within the employment centers in the Research Triangle Park.

As a basis in this study, traffic volume data at seven intersections in the vicinity of the site was collected in order to define an existing demand for the transportation network. This data was collected for the AM (7-9) and PM (4-6) peak time periods.

Existing study area traffic volumes tend to be relatively equal during both the AM and PM peak hours. This is due to the fact that the roadways are typically used by commuters where a driver passes through the same intersection during both the AM and PM time periods just in opposite directions.

Generally, other than the intersections along NC 55, the study area intersections presently serve very low peak-hour traffic volumes. This is due to the rural undeveloped characteristics of the area. In contrast, NC 55 serves very large traffic volumes due to the fact that within the study area this roadway is the only major north/south collector between the residential and employment areas.

In order to estimate Future traffic volumes for study area, two approaches have been completed. First, in order to provide a "macro" analysis, the Triangle Transportation Model had been used. In combination with the 2000 Existing traffic volumes, this will produce an estimate of the anticipated future traffic demand for the study area. Traffic volumes on the roadway network at this time will include all existing traffic, any new traffic due to normal traffic growth, any traffic related to the planned expansion of roadways in the area by the NCDOT, and traffic generated by the Cary Glen project and other developments which are currently in the planning process (i.e. Panther Creek, Amberly, etc.). The greatest single reason for initially utilizing the Triangle model was due to current rural undeveloped nature of the study area and the fact that major developments are presently under construction and being planned in the immediate area.

It should be noted that the current Triangle model is being updated due to the extensive growth that has occurred since the model creation. This update will enable the model to "catch up" with the current development pattern and property re-zonings that have, and are occurring.

A second method was also used which was more orientated to the traditional "micro" analysis completed in Traffic Impact Studies. This method used a variable straight-line growth rate of 4 percent and 10 percent for NC 55 and the remaining roadways respectively. After consideration of the different methods, this microanalysis was selected as the most appropriate method to investigate the impact caused by the Cary Glen project.

It should be noted that within the defined study area, one roadway project is scheduled within the immediate future; NC 55 is programmed to be widened from its current two-lane cross-section, to a divided four-lane facility by the NCDOT. This improvement is planned to be completed by 2003, and will extend from US 64 through the study area to I-40.

A Draft Thoroughfare Plan has been completed for the town which describes future roadway classifications anticipated to be needed by the year 2025 based on projected traffic demands and development in the area. At the time this report was completed, the Town had not yet adopted this plan. The plan depicts many changes within the project study area, widening of existing roadways, new roadways, etc. Table 1 presents roadways in the vicinity of the site which will serve project traffic, their specific roadway cross-sections planned in the future and the cross-section that exists today for comparative purposes.

Table 1 DRAFT THOROUGHFARE ROADWAYS

Roadway Facility

Proposed

Thoroughfare cross-section

Existing cross-section

NC 55

4-Lane Divided, Phase II 6-lane

2-Lane

Carpenter Fire Station Road

4-Lane Divided

2-Lane

GreenLevel/Durham Road

4-Lane Divided

2-Lane,Portion Unpaved

Panther Creek Parkway

2-Lane and 4-Lane Divided

N/A, New Facility

WesternWake Expressway

8-Lane Divided/Limited Access

N/A, New Facility

Of special interest is the Western Wake Expressway alignment and planned future access (interchange) points. According to the NCDOT, this future roadway presently has no defined date of completion, however it will occur much later than the year 2007 which is when the site is anticipated to be developed and occupied. This future roadway is worth mentioning, as it pertains to this project because of the anticipated need to plan an additional access between the proposed interchanges at NC 55 and Green Level Road. This interchange should be planned at either Carpenter Fire Station Road or Morrisville Parkway would provide the site with a reasonable access to a major interstate highway. It should be noted that the Town has already petitioned/requested to the NCDOT an interchange at Morrisville Parkway. As of the date of this report, no action from the NCDOT has occurred on the approval of this interchange.

A significant benefit that this type of development provides is the potential for persons to live, shop, recreate, and work within a concentrated environment. The Cary Glen project provides a mix of land-uses which may result in a reduction in traffic generation as compared to a project which is a single land-use. The ITE Trip Generation Handbook provides a methodology to estimate the volume of traffic which, because the development provides a mix of uses, would be internal to the sites(s) by comparing the project’s specific number of residential units to retail and employment opportunities within the development. In accordance with this information, the Cary Glen project is expected to result in a reduction of 6 percent from the traffic expected to be generated by the residential uses, 31 percent from the retail uses, and 6 percent from the office/employment uses.

The future condition reflects the anticipated/ programmed widening of NC 55 and the selected method of using the annual growth rates used for NC 55 and the other roadways within the study area. This has resulted in Year 2007 traffic volumes which were then utilized to complete capacity analyses in order provide an indication of how well the study area intersections serve existing and future traffic demands.

To assess quality of flow, roadway capacity analyses were conducted under Existing, No-Build, and Build traffic volume conditions. Capacity analyses provide an indication of how well the study area intersections serve existing and future traffic demands.

Analysis has been conducted for the study area intersections to determine geometric configurations and type of traffic control needed to adequately serve traffic in the area. For purposes of the analysis, the roadway widenings that are depicted by the Draft Thoroughfare plan have been assumed to be implemented. The reasoning for the inclusion of the thoroughfare enhancements is based on the fact that these modifications are planned within the area and are critical in order to support anticipated development within the region of which this project is a part. As it stands, if none of the roadway widening contained in the Draft Thoroughfare Plan are implemented, the existing roadway network could not even closely accommodate the magnitude of traffic that this project would generate (over 30,000 vehicles per day) and every study area intersection and roadway (because of being 2-lane rural roadway) would operate at unacceptable levels.

Improvements needed include new roadways within the site, widening of existing roadways and anticipated traffic control at study area intersections.

Peak

2007 Build

Intersections

Hour

V/C

Delay

LOS

NC 55 @ Carpenter

AM

0.99

66.7

E

Fire Station Road

PM

1.38

76.0

E

NC 55 @ Panther Creek

AM

1.02

16.1

B

PM

0.92

14.1

B

Green Level/Durham @

AM

0.56

10.7

B

Carpenter Fire Station

PM

0.72

16.1

B

Carpenter Fire Station @

AM

0.24

4.5

A

Cary Glen Parkway

PM

0.49

8.1

A

Green Level/Durham @

AM

0.51

13.1

B

Cary Glen Parkway

PM

0.70

20.2

C

Green Level/Durham @

AM

0.55

10.1

B

Cary Glen Connector

PM

0.50

2.3

A

Green Level/Durham @

AM

-

17.7

C

Panther Creek

PM

-

9.7

A

Panther Creek @

AM

-

10.9

B

Cary Glen Parkway

PM

-

10.7

B

The improvement program has been developed to tie the anticipated development of Cary Glen with roadway and intersection improvements needed to allow the Transportation system in the western portion of Cary to function acceptably.

Proposed Development

Improvements

734 residential units

• Construct 2 lane Green Level to Durham Road (southern limit of property to Panther Creek Parkway)

• Widen NC 55 to 4 lanes (from Carpenter Fire Station Road to town limits) and Improve Carpenter Fire Station Road @ NC 55 intersection with turn lanes and traffic signal if warranted, or
• Construct 2 lane Green Level to Durham Road ( from Panther Creek Parkway to NC 55 and Improve geometrics at Green Level to Durham Road @ Alston Avenue intersection

• Improve Green Level to Durham Road @ Cary Glen Parkway intersection with turn lanes and traffic signal

Proposed Development

Improvements

734 residential units

80,000 sq. ft commercial development

120,000 sq. ft office development

• Construct 2 lane Panther Creek Parkway ( Green Level to Durham Road to NC 55)

• Construct 2 lane Green Level to Durham Road to NC 55 if NC 55 widening project completed

• Improve Carpenter Fire Station Road @ NC 55 intersection with turn lanes and traffic signal if warranted if not completed with NC 55 widening project

• Construct 2 lane Cary Glen Parkway (Carpenter Fire Station Road to Green Level to Durham Road)

• Widen NC 55 to 4 through lanes and turn lanes ( NCDOT project year 2003) if not completed

• Improve Panther Creek Parkway @ NC55 with turn lanes and signal

• Improve Green Level to Durham Road @ Panther Creek Parkway with turn lanes and signal

• Construct 2 lane MR-2 collector road to Green Level to Durham Road

Proposed Development

Improvements

1,106 residential units

130,000 sq. ft of commercial space

210,000 sq. ft of office space

• Construct 2 lane Commerce Drive

(Carpenter Fire Station Road to Panther Creek Parkway)

• Improve Commerce Drive @ Panther Creek Parkway intersection with turn lanes and signal

• Improve Commerce Drive @ Carpenter Fire Station Road intersection with turn lanes and signal

• Improve MR-2 collector road @ Green Level to Durham Road with turn lanes and signal if warranted

The proposed pedestrian system for the Cary Glen development comprises sidewalks, greenways, and intersection crossings. Each of the components is intended to form one integrated system for the pedestrian.

The applicant proposes to provide sidewalks on both sides of all streets with the following exceptions:

• Streets permitted or built prior to this PUD amendment;
• Single loaded streets ( development on one side of street); and
• Cul-de-sacs.

Following staff’s evaluation of the applicant’s sidewalk proposal, we support the proposal with the following changes:

• Sidewalk should be placed on one side of the street for single loaded streets. For example, the illustrative master plan shows a single loaded street for pod SF-12 in the vicinity of the recreation area. A sidewalk along the single loaded portion of the street will be an effective and safe way to address pedestrian mobility in this area.
• For those cul-de-sacs that back up to a greenway connection, a trail or sidewalk should be provided from the cul-de-sac to the greenway; The applicant has provided a note to this effect.
• A sidewalk should be provided for the SF-9 cul-de-sac to provide pedestrians with more direct access to the recreation area and other portions of the neighborhood sidewalk network than will be provided by the greenway.

The applicant has proposed a pedestrian plan that identifies major pedestrian crossings at Green Level to Durham Road, Carpenter Fire Station Road, Commerce Drive and Cary Glen Parkway. The plan indicates that the crossings will comply with Town of Cary and NCDOT standards for the design and placement of the crossings.

During the design of the roadway improvements and accompanying development plans for portions of Cary Glen, staff will be evaluating the types of major street crossings, such as underpasses or overpasses. In particular, staff recommends that a grade-separated crossing be provided across Cary Glen Parkway in the vicinity of greenway crossing (lake side) and at the greenway crossing with Green Level to Durham Road if feasible from a design perspective. A note on the plan should be added to label these crossings as grade separated. The crossing of Green Level to Durham Road takes on greater importance if a school is sited on the Hawes tract adjacent to the proposed crossing. The grade separation would provide a safe and convenient crossing of a major street for students and parents.

Staff recommends that the following revisions to the notes shown on the Cary Glen plans:

Note # 4(a) on the "Natural Resources and Stream Buffer Plan" indicates that open space and buffers as specified in the proposed PUD shall not be subject to any or all code changes. Typically, when the Town Council adopts a revision to an ordinance, it contains any grandfathering provisions Council believes is necessary. This note would remove the grandfathering decision for the Town Council for individual Ordinance changes. Staff recommends that the note be removed and that grandfather provisions be decided by individual ordinance review.

PLANNING & ZONING BOARD RECOMMENDATION

The Board board members expressed the following concerns:

• Cary Glen precedes the completion of the Town’s Open Space Plan;
• reduction of stream buffers (this comment was made several times);
• inadequacy of pedestrian circulation;
• distribution of the affordable housing units(should be spread throughout the PUD more comprehensively);
• grandfathering of APF for Roads (shouldn’t be done);
• lake maintenance (will be too burdensome on the homeowners’ association);
• lack of true TND design;
• environmental impacts (particularly as they relate to water quality in Jordan Lake);
• inadequacy of traffic mitigation;
• density (too much) and
• the dispersion of homes from the Town Center (will cause some people to have to drive).