TOWN OF CARY

REQUEST FOR REZONING/PLANNED UNIT DEVELOPMENT

TOWN COUNCIL IMPACT STATEMENT (May 8, 2003)

02-REZ-27 Cameron Pond Planned Unit Development

Staff Contact:

Suzanne Prince, Senior Planner

(919) 462-3944

sprince@ci.cary.nc.us

PETITIONER

PROJECT CONTACT

PROPERTY OWNER

Jerry Turner & Associates

905 Jones Franklin Road

Raleigh, NC 27606

Phone: 851-7150

Fax: 851-7547

 

 

 

 

 

Same as Petitioner

Cameron Pond Associates ETD

2515 Fairview Road

Raleigh, NC 27609

William & Mary Welch, Sr.

7205 Carpenter Fire Station Road

Morrisville, NC 27609

John Larkin Smith, Sr.

7437 Carpenter Fire Station Road

Morrisville, NC 27560

Andrew R. Jones

112 Winsome Lane

Chapel Hill, NC 27516

LOCATION:

West of Highway 55, east of Green Level to Durham Road, both north and south of Carpenter Fire Station Road

MAPS:

Vicinity Map – Small

Vicinity Map – Large

Zoning Map

Stream Buffers

Town Council Vicinity Map

Master Plan 031103

In Town Limits [X - portion] Inside Cary ETJ [ ] Outside Cary ETJ [ ] Annexation Pending [X - portion]

PROPOSED SCHEDULE OF MEETINGS

TOWN COUNCIL PUBLIC HEARING:

January 23, 2003

PLANNING & ZONING BOARD:

March 17, 2003 (continued to the April 21, 2003 PZ Board Meeting)

TOWN COUNCIL:

May 8, 2003

 

PARCEL INFORMATION

Parcel #

Realid #

Area

0735238344

0170658

77.46

0735349428

0119009

2.99

0735153095 (part of)

0232336

35.05

0735241275

0065138

6.66

0735445085

0273865

20.95

Total Approximate Acreage: 143.1 Acres

REZONING DATA
 

CURRENT

PROPOSED

Zoning:

Residential Mixed Conditional Use (RMCU), and Residential 40 (R40)

Residential Mixed Planned Unit Development (RMPUD)

Overlay District:

Jordan Lake Watershed

same

Land Use:

PIN 0735349428 contains a single-family residence, the remainder of the property is vacant.

A Planned Unit Development consisting of a mix of single family and multi-family residences and a park, totaling 417 units.

 

REZONING SUMMARY

CURRENT

PROPOSED

PIN 0735238344 currently carries the following conditions:

  1. Maximum number of units shall be 3 units per acre.
  2. Simultaneously with the first site plan or subdivision plan, a schematic master plan shall be submitted for the entire tract.

Single Family residential

SF-1 – 118 units, 41.12 acres, all single family detached dwellings.

  • Minimum lot size – 9,000 square feet.
  • Setbacks –
  • Front – 30’ on collector streets, 20’ on all others.
  • Rear – 20’
  • Side – 15’ aggregate, 3’ minimum
  • Corner side – 18’

SF–2 and SF-3 – 84 units, 24.42 acres, unit types may include single-family detached dwellings, patio homes, zero lot line homes, townhomes.

  • Minimum lot size for SF-2 – 7,000 square feet.
  • Setbacks –
  • Front – 30’ on collector streets, 20’ on all others.
  • Rear – 15’
  • Side – 3’ minimum.
  • Corner side – 8’

Multi-family residential

MF-1 – 215 units, 23.88 acres, unit types may include cluster homes, patio homes, zero lot line homes, townhomes, or other multi-family units.

  • No minimum lot size.
  • Maximum height – 4 stories
  • Setbacks –
  • Front – 15’ with parking in front, 8’ without parking. If rear loaded alley parking – 12’.
  • Rear – 8’.
  • Side – 6’ aggregate, no minimum
  • Corner side – 8’.

Neighborhood Recreation Site: ~ 3 acres as part of SF-2

Town Park: 16.29 acres

Total units: 417

Conditions:

  1. Acreage may vary due to variations in parcel configuration. Therefore, densities may vary from the numbers shown on the Master Land Use Plan. In no case, however, shall the number of unit’s increase above the number approved for each parcel.
  2. All building setbacks may be reduced a maximum of 10% by Town of Cary staff.
  3. All building setbacks shall be as specified in this PUD document and shall not be subject to any or all code changes.
  4. Within MF-1, development will orient buildings, views, and public access towards the Morris Branch open space corridor to the extent feasible and practical given topography and housing product type, with specific approach determined at site plan approval.
  5. The following front setbacks are required for arterial or major thoroughfares: 50 feet from the right-of-way. The 50 feet includes the required streetscapes. If a side or rear yard is adjacent to an arterial or major thoroughfare, the following setbacks will apply: The side or rear setbacks as specified in the PUD document for the individual parcels will apply in addition to any required streetscape.
  6. All single-family lots will develop under the Town’s subdivision regulations.
  7. All types of buffers and streetscapes shall be as specified in this PUD document and shall not be subject to any or all code changes.
  8. The exact configuration and dimension of open space areas shall be determined at time of subdivision or site plan approval.
  9. No additional recreational space or open space above and beyond what is specified in this PUD document shall be required of any parcel.
  10. Sidewalks will be provided as per the circulation plan. There will be sidewalks on both sides of the major thoroughfare, both sides of the north-south collector, one side of all other streets and no sidewalk on cul-de-sacs.
  11. The developer reserves the option to implement alternate street designs from Town of Cary standards that may include, but not be limited to one-way circulation, reduced right-of-way and street widths and alleyways.
  12. Traffic calming devices may be used in Cameron Pond to reduce speed. These devices may include roundabouts and reduction in road widths.
  13. Exact location of access points shall be determined at subdivision or site plan approval. Additional access points may be added if warranted by type of land use, topography, type of housing.
  14. In Cameron Pond, where buffers and topography create barriers to street crossings, the developer is requesting a waiver from the street connectivity requirements in Cary’s ordinance. In cases where this constraint does not apply, connectivity requirements will be met.
  15. Places of worship, YMCA’s, schools, libraries and recreational facilities are permitted uses in all parcels.
  16. Tree Conservation Methods:

    17. Here are some provisions that will be used to protect trees as the development proceeds.

    Deed Restrictions on the Rear Setbacks

    Lots containing slopes of 25% or greater will have a deed restriction requiring the rear 30 feet to be preserved except for utilities, stormwater facilities and roadways. Streetscapes may be reduced to no less than 20 feet to aid in the protection of natural vegetation on the site.

    Statement made to the builders in regard to clear cutting

    Clear cutting of the existing SF-1, SF-2 and SF-3 wooded lots is prohibited by the Developer of Cameron Pond. Each builder will be required to obtain developer approval prior to the start of construction. The expected clearing limits used would be to remove any trees within 15’ of the sides of the foundation 20’ in the front and 30’ in the rear unless said limits encroach into buffers or deed restricted areas. The main intent would be to accommodate the future house, driveway, provide an adequate backyard, and provide proper drainage. Clearing additional trees would be discouraged in the architectural review process and would only reduce the market value of the finished home. The party that will grant final approval to the individual homebuilders is the overall subdivision developer.

    Architectural Review Process

    The builders are required to obtain architectural review prior to the start of construction. The review includes a review of the house placement on the lot as shown on the plot plan. Builders by contract must agree to this process and are subject to fines if they do not do so. The party that will grant final approval to the individual homebuilders is the overall subdivision developer.

    Neighborhood Protective Covenants

    The protective covenants can address and require the final homeowner to obtain approval prior to removing any trees from their lot. Should they remove trees without permission they will be fined and subject to strict replanting requirements.

  17. Upon issuance of a building permit for each residential dwelling unit within Cameron Pond, Cameron Pond or its designee will pay the Town the following amount based on the size of the dwelling to comply with the Town’s APF ordinance for schools:
  • One bedroom- $500 per dwelling
  • Two bedroom- $1000 per dwelling
  • Three bedroom- $2000 per dwelling
  • Four bedroom- $3000 per dwelling
  • Over four bedrooms- $1000 per bedroom
  1. MF-1 tract: As agreed to by the applicant, buildings, views and public access will be oriented towards the Morris Branch open space corridor to the extent feasible and practical given topography and housing product type, with the specific approach will be determined during site plan approval.
  2. The cross-section of the north/south collector is a 2-lane, median-divided roadway.

Bolded conditions added 4/17/03

 

REZONING HISTORY

PIN 0735238344 was rezoned from Residential 40 (R40) to Residential Mixed Conditional Use (RMCU) through 97-REZ-23, June 26, 1997.

The rest of the parcels have no rezoning history.

 

SITE DATA

WATER/SEWER SERVICE

According to the proposed utility plan, the PUD will have public water service by connecting to the existing 16" waterline along Carpenter Fire Station Road. Gravity sewer to the proposed development south of Carpenter Fire Station Road will connect to the existing Panther Creek Branch Interceptor. Off-site sewer easement and sewer installation is needed for this connection. The proposed development north of Carpenter Fire Station Road will have gravity sewer service by a sewer connection to the Morris Branch Interceptor, which is currently under design.

Analysis:

The proposed development has adequate access to Town of Cary public water distribution system. Sanitary sewer service will not be available until downstream infrastructure is in place. Staff does not object rezoning of this project. However, without sanitary sewer service, site plans for this development will not be approved.

This development will be required to comply with all Town of Cary utility policies and standards.

 

TRANSPORTATION

Traffic Impact Analysis Required: Yes [ x ] No [ ]

Comprehensive Transportation Plan Requirements:

Carpenter Fire Station Road ΰ ultimate 4 lane median divided cross section with wide outside lanes to accommodate bicycles

New north-south collector required within the site ΰ ultimate 2-3 lane cross section. (2-lanes with landscaped median are the preferred option, as recommended in the Northwest Cary Area Plan.)

Analysis:

Refer to "Transportation Planning Analysis". No additional comments.

 

 

 

 

CAMERON POND PUD EXECUTIVE SUMMARY

Wilbur Smith Associates – December 2002

 

This study has been conducted to assess the traffic impacts and evaluate the access and egress requirements for the proposed Cameron Pond Planned Unit Development (PUD). The project site is to be located in the northwestern portion of Cary, North Carolina. This report identifies the impact of traffic generated by the proposed development and evaluates it with regard to capacity, safety, and roadway requirements. The following provides a brief summary of this study’s findings.

 

PROJECT DESCRIPTION

 

The project proposal is a residential development known as the Cameron Pond PUD. This project site is to be located along Carpenter Fire Station Road, between Cary Glen Boulevard and NC 55, and is just to the northeast of the previously approved Cary Park PUD. As proposed, 195 multi-family townhome/condominium units and 200 single-family units will be constructed on-site for a development total of 395 units. Under the current development plan, all units would be constructed and occupied by 2007.

 

Access for this future development will be provided via three full movement access driveways which will all directly access Carpenter Fire Station Road.

 

It should be noted that future regional access to the project will also be provided by the planned Western Wake Expressway, which is proposed to be constructed by the NCDOT in the immediate area of the site. When constructed, this future Expressway would provide excellent regional access for traffic generated by the Cameron Pond PUD. For study purposes, the Western Wake Expressway has not been assumed to be in place by the planning horizon of the project.

 

EXISTING CONDITIONS

 

Existing conditions have been gathered for the following five intersections, which make up the project study area as directed by Town of Cary staff:

    1. Carpenter Fire Station Road at Green Level to Durham Road;
    2. Carpenter Fire Station Road at Cary Glen Boulevard;
    3. Green Level to Durham Road at Cary Glen Boulevard;
    4. NC 55 at Carpenter Fire Station Road; and
    5. NC 55 at Morrisville Carpenter Road.

This study area is located within the Northwest Transportation Zone, which requires that peak-hour volumes utilize a 90-minute average peak in accordance with the Town’s APFR Ordinance 01-012. Traffic volume data within the study area has been obtained for the weekday AM (6:30 - 9:30 AM) and PM (3:30 - 6:30 PM) peak periods. From this data, peak-hour multipliers of .966 and .947 were developed for the AM and PM peaks, respectively, and have been utilized within this report as required by the ordinance.

PROBABLE IMPACTS OF THE PROJECT

 

No-Build Traffic Volumes

 

To represent Future 2007 traffic volume conditions within the study area, the Existing traffic flow volumes were upwardly adjusted to account for normal traffic growth and any other currently approved projects within the study area.

 

Discussions with Town of Cary staff indicate that an annual growth rate of 5 percent per year is to be used for traffic on NC 55 and 10 percent per year for all other volumes. These growth rates were applied to the Existing peak-hour traffic volumes to estimate Future 2007 conditions without the proposed development. It should be noted that, in addition to the normal annual growth in traffic, one-half of the projected traffic associated with the Cary Park and Amberly PUDs has been included in the 2007 No-Build traffic volumes.

 

Planned Roadway Improvements

 

Within the defined study area, NC 55 is programmed to be widened from its current two-lane cross-section, to a four-lane divided facility by the NCDOT. Along with the proposed widening, the signalization of the NC 55/Carpenter Fire Station Road and NC 55/Morrisville Carpenter Road intersections is expected with the addition of applicable turning lanes. This improvement is planned to begin by 2003/2004, and will extend from US 64 through the study area to I 40.

 

As part of the Amberly PUD and Cary Park PUD projects, two roadway projects are anticipated to be constructed within the Cameron Pond PUD study area. Panther Creek Parkway will be constructed as a two-lane facility from Green Level to Durham Road to NC 55, opposite McCrimmon Parkway. Also, Cary Glen Boulevard will be extended as a two-lane facility from its current terminus at Carpenter Fire Station Road northward to intersect with the above-cited Panther Creek Parkway. With these projects, signalization is anticipated at the Green Level to Durham Road/Cary Glen Boulevard, Green Level to Durham Road/Panther Creek Parkway, Green Level to Durham Road/Carpenter Fire Station Road, and Carpenter Fire Station Road/Cary Glen Boulevard intersections with the addition of applicable turning lanes.

 

Another planned roadway project is the Wake Expressway, which is planned to end at NC 55 via a grade-separated interchange. South of NC 55, the Wake Expressway should, at a minimum, continue as a two-lane facility terminating at Panther Creek Parkway (proposed) via an at-grade intersection. Right-of-way acquisition for this project is expected to begin in 2006, with construction anticipated to begin in 2008 and end in 2010. For the purposes of this study, neither the Western Wake Expressway nor its extension to Panther Creek Parkway has been considered due to its expected completion date.

 

 

 

Site-Generated Traffic

 

For this project, the Institute of Transportation Engineers (ITE) Trip Generation manual was utilized to estimate project trips generated by the proposed facility.

 

Based on this information, the proposed development can be expected to generate a total of 3,130 (two-way) vehicle trips on a weekday daily basis, of which a total of 238 trips (53 entering, 185 exiting) are expected during the weekday AM peak-hour. During the PM peak-hour, 310 trips (202 entering, 108 exiting) can be expected.

 

Traffic generated by the site will be primarily distributed to and from NC 55 and Green Level to Durham Road.

 

Traffic Volumes Increases

 

As a result of this project, traffic volume increases at the study area intersections are expected to be very minor, with a high of approximately six- percent.

 

TRAFFIC OPERATIONS ANALYSIS

 

The Northwest Transportation Zone requires a minimum Level-of-Service standard of a D based on the 90-minute average peak.

 

Under existing conditions, traffic operations at all study area intersections are acceptable (LOS D or better) during both the weekday AM and PM peak hours with the exception of the two NC 55 intersections, which operate very poorly during both time periods due to the high volume of through traffic on NC 55.

 

Under 2007 No-Build conditions, which account for annual growth, the Cary Park and Amberly PUDs, and all previously cited roadway improvements, all of the seven study area intersections (two are future intersections) are anticipated to demonstrate acceptable operations.

 

With the addition of project related traffic, operations are insignificantly affected and all seven study area intersections are anticipated to remain at acceptable levels.

 

 

recommended mitigation

 

The final phase of the analysis process is to identify mitigating measures, which may either minimize the impact of the project on the transportation system or tend to alleviate poor service levels not caused by the project. Measures considered necessary to mitigate roadway system deficiencies are discussed below as they relate to the impacts of the proposed project.

 

Proposed Site Access

 

As part of the proposed development plan, access to/from the proposed Cameron Pond PUD will be provided via three access driveways along Carpenter Fire Station Road. Based on the anticipated traffic volumes, the following geometrics and traffic control are suggested for each access point:

 

Carpenter Fire Station Road at Western Driveway

 
    1. Eastbound Approach: Separate left-turn, through, and right-turn lane;
    2. Westbound Approach: Through, and right-turn lane;
    3. Northbound Approach: Separate left-turn lane and shared through/right-turn lane;
    4. Southbound Approach: Shared through/right-turn lane;
    5. STOP sign control with Carpenter Fire Station Road as the major street.

      6.  

      Carpenter Fire Station Road at Middle Driveway

       
    6. Eastbound Approach: Separate through and right-turn lane;
    7. Westbound Approach: Separate through and left-turn lane;
    8. Northbound Approach: Separate left-turn and right-turn lane; and
    9. STOP sign control with Carpenter Fire Station Road as the major street.

      10.  

      Carpenter Fire Station Road at Eastern Driveway

       
    10. Eastbound Approach: Separate through and right-turn lane;
    11. Westbound Approach: Separate through and left-turn lane;
    12. Northbound Approach: Separate left-turn and right-turn lane; and
    13. STOP sign control with Carpenter Fire Station Road as the major street.

 

With the above-cited geometrics and traffic control in place, the site driveway intersection are all anticipated to operate at a Level-of-Service F under 2007 Build Conditions during one or more of the studied time periods. This can be primarily attributed to the high volume traffic anticipated on Carpenter Fire Station Road coupled with its limited roadway cross-section.

 

Based on the fact that the calculated delays are not unreasonable, with the exception of possibly the western access during the PM peak-hour (delay = 153.3 seconds), coupled with the fact that recent studies in this area have shown that actual field conditions may be somewhat better than those calculated, no further mitigation is suggested for these site access driveways. All necessary turning lanes have been provided for, and future traffic volumes are not anticipated to meet signal warrants. If further mitigation is required, it is suggested that the possibility of widening Carpenter Fire Station Road, limiting movements at one or more driveways, and the possibility of combining driveways (such that signal warrants may be satisfied) should be considered.

 

Off-Site

 

Review of the intersection analyses indicates that the proposed project has a small impact on the study area intersections as compared to future 2007 No-Build conditions. Project traffic causes a minor increase in delay and V/C ratio, but does not cause any study area intersection to operate unacceptably during either the AM or PM peak-hour. Based on these conducted analyses, no improvements/modifications are necessary at any off-site study area intersection due to the anticipation that each will operate acceptably under future 2007 Build conditions.

 

Existing

2007 No-Build

2007 Build

 

 

Signalized Intersections1

Time Period

V/Ca

Delayb

LOSc

V/C

Delay

LOS

V/C

Delay

LOS

 

 

NC 55 at

AM

0.8

17.7

B

###

21.8

C

 

 

Carpenter Fire Station Road

PM

0.96

47.2

D

###

52.5

D

 

 

 

 

NC 55 at

AM

0.9

22.0

C

###

23.0

C

 

 

Morrisville Carpenter Road

PM

0.93

18.5

B

###

19.9

B

 

 

 

 

Panther Creek Parkway at

AM

-

-

-

0.8

19.1

B

###

20.4

C

 

 

Green Level to Durham Road

PM

-

-

-

0.77

20.2

C

###

21.4

C

 

 

 

 

Green Level to Durham Road at

AM

0.5

14.4

B

0.5

14.7

B

 

 

Carpenter Fire Station

PM

0.51

11.6

B

0.5

11.7

B

 

 

 

 

Green Level to Durham Road at

AM

0.3

10.5

B

0.3

10.5

B

 

 

Cary Glen Boulevard

PM

0.4

11.7

B

###

11.8

B

 

 

 

 

Carpenter Fire Station Road at

AM

0.6

14.9

B

0.6

14.9

B

 

 

Cary Glen Boulevard

PM

0.65

16.8

B

###

18.9

B

 

 

 

 

Unsignalized Intersections2

Delay

LOS

Delay

LOS

Delay

LOS

 

 

NC 55 at

AM

*

F

 

 

Carpenter Fire Station Road

PM

*

F

 

 

 

 

NC 55 at

AM

*

F

 

 

Morrisville Carpenter Road

PM

*

F

 

 

 

 

Green Level to Durham Road at

AM

###

B

 

 

Carpenter Fire Station

PM

11

B

 

 

 

 

Green Level to Durham Road at

AM

9.9

A

 

 

Cary Glen Boulevard

PM

###

B

 

 

 

 

Carpenter Fire Station Road at