TOWN OF CARY

REQUEST FOR REZONING/PLANNED DEVELOPMENT DISTRICT/ LAND USE PLAN AMENDMENT

TOWN COUNCIL IMPACT STATEMENT (December 11, 2003 )

03-REZ-10 Carramore Planned Development District Major

Land Use Plan Amendment 03-LPA-04

PETITIONER

PROJECT CONTACT

PROPERTY OWNER

MDC Homes, Jeff Akin

2501 Blue Ridge Rd.

Suite 150

Raleigh, NC 27607

Phone: (919) 863-4311

Fax: (919) 863-4321

jakin@mdchomes.com

Withers and Ravenel, Inc.

Charles R. Smith

111 MacKennon Dr.

Cary, NC 27511

Phone: (919) 469-3340

Fax: (919) 467-6008

Csmith@withersravenel.com

J. Michael Edwards Ltd Prtnship, ETAL

Rickey G. Edwards

J Michael Edwards

J Michael Edwards Ltd and Helen C Gooch

Gary S & Jeannie G Edwards

Rickey G Edwards Ltd Prtnship

James C & Faye D Edwards

William B. Upchurch

LOCATION:

Intersection of Louis Stephens Dr and Upchurch Meadow Rd

MAPS:

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

PROPOSED SCHEDULE OF MEETINGS
TOWN COUNCIL PUBLIC HEARING:	August 14, 2003
PLANNING & ZONING BOARD and PUBLIC HEARING:	October 20, 2003 (Tabled) November 17, 2003
TOWN COUNCIL:	December 11, 2003

PARCEL INFORMATION
Parcel #	Realid #	Area (acres)
0744164097	0177131	10.51
0744164590	0177130	8.97
0744263333	0101256	6.43
0744252951	0127949	7.52
0744252692	0214196	0.87
0744268401	0164278	11.44
0744365147	0020423	27.44
0744357569	0238819	23.62
0744466348	0289771	7.49
0744369258	0127940	1.5
0744148765 (portion of)	0072381 (portion of)	0.8
		Total: 106.59 acres

OVERVIEW OF REZONING REQUEST

This is a new Planned Development District Major application located in the west of Cary , mostly in the ETJ, on 106.59+/- acres of land for 188 dwelling units. This development will include Detached Residential, Attached Residential, Open Space and Office and Institutional portions.

OVERVIEW OF LAND USE PLAN AMENDMENT REQUEST

The request necessitates an amendment to the Land Use Plan due to the inclusion of the Office/Institutional tract proposal. The current Land Use Plan indicates that the subject tract at the intersection of Louis Stephens Drive and Upchurch Meadow Road be classified as Low Density Residential. The amendment would change this classification to Office/Institutional use.

	REZONING DATA
		CURRENT		PROPOSED
		UDO	LDO	UDO	LDO
Zoning:		R-30	R-40	PUD	PDD Major
Overlay District:		-	-	-	-
Land Use:		AGR/FOR, VLDR, LDR

REZONING CONDITIONS

CURRENT

PROPOSED

None.

• All acreages are preliminary until final surveying takes place during the construction drawing phase of development. Exact stream locations, 100-year floodplain delineation, street alignments, etc. will cause acreages to vary slightly.

• All types of buffers and streetscapes shall be as specified in the Open Space Definitions (see 3.1) and shall not be subject to any code changes. No additional streetscapes or buffers shall be required.

• Within non-residential parcels, there shall be no interior buffers or

setbacks between separate buildings, even if under separate ownership.

• All building setbacks shall be as specified in this document and shall not be subject to any code changes.

• No building or parking setbacks shall be required against buffers, portions of buffers, streetscapes and any type of open space unless existing vegetation remains.

• All building setbacks may be reduced a maximum of 10% by Town of

Cary staff.

• No additional recreational space or open space beyond what is specified in this document shall be required of any parcel.

• The proposed street layout may vary due to topography and building

configurations. However, the general layout will remain the same.

• Final parcel acreages may vary during final site design. Densities for the residential parcels are considered to be maximums and the resulting number of units for each parcel may slightly vary once final parcel acreages are established.

REZONING HISTORY

96-REZ-32:R-30 to R-30 PUD- Withdrawn

SITE DATA

WATER/SEWER SERVICE

Staff Remarks:

The proposed PUD will be served with Town of Cary water system by connecting to waterlines on Davis Drive and on Louis Stephens Road . A proposed 12” waterline in the PUD will make a loop between the existing Davis Drive waterline and Louis Stephens waterline.

Gravity sewer service is available by connecting to existing sewers in adjacent properties. Off-site easement will be required.

Analysis: The proposed PUD has access to Town of Cary public utilities. TOC utility policies and standards will apply to this development and will be reinforced during site plan review.

TRANSPORTATION

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

A traffic impact study was prepared by the Town of Cary traffic consultant HNTB dated July 2003.

Analysis: The revised PDD dated November 2003 has a 31% reduction in site traffic volumes presented in the Traffic Impact Analysis.

	ADT	AM Peak			PM Peak
	ADT	IN	OUT	Total	IN	OUT	Total
November Proposal	2433	90	153	243	172	124	296
TIA Study	3519	104	223	327	240	159	399

EXECUTIVE SUMMARY – TIA – HNTB – July 2003

PROJECT DESCRIPTION

A new planned unit development named Carramore PUD is being proposed for construction between Davis Drive and Louis Stephens Drive in Cary , NC . The proposed PUD is located to the west of the intersection of Davis Drive and Creek Park Drive , extending to the intersection vicinity of Louis Stephens Drive and Upchurch Meadow Road in the western part of Cary . The proposed development is scheduled to be complete by 2008. This report analyzes the full build-out scenario for the year 2008, the no-build scenario for 2008, as well as 2003 existing year traffic conditions.

The proposed site currently has limited development, with only three single-family residences occupying the 105 acre parcel. Carramore Master Land Use Plan shows a preliminary proposed project site plan and location of proposed land uses and general location of an internal public roadway connecting Davis Drive and Louis Stephens Drive . The plan does not show the specific locations of proposed buildings, access driveways, or parking facilities.

This report analyzes and presents the traffic impacts that Carramore PUD will have on the following intersections along Davis Drive (north to south):

· Davis Drive and Morrisville Parkway

· Davis Drive and Preston Village Way / Hogan’s Valley Way

· Davis Drive and Creek Park Drive

· Davis Drive and Future East Site Driveway

· Davis Drive and High House Road

The report also analyzes the traffic impacts to two intersections along High House Road (west to east):

· High House Road and Jenks Carpenter Road

· High House Road and Carpenter Upchurch Road

In addition, the report analyzes the impacts of the proposed project on two future intersections along Louis Stephens Drive :

Louis Stephens Drive and Future West Site Driveway
Louis Stephens Drive (Future Extension) and Morrisville Parkway (Future Extension)

I. EXISTING CONDITIONS

All but one of the analyzed off-site intersections currently serves study area traffic. By the Carramore PUD 2008 build-out year, Louis Stephens Drive and Morrisville Parkway will be extended to intersect in the northwest part of the study area. The intersections of Davis Drive / High House Road and High House Road / Carpenter Upchurch Road are currently signalized. All other intersections are currently unsignalized. Davis Drive , High House Road , and Morrisville Parkway serve Cary as regional arterial facilities. Louis Stephens Drive , Preston Village Way / Hogan’s Valley Way , Creek Park Drive , Jenks Carpenter Road , and Carpenter Upchurch Road serve the study area as minor arterials and collector streets, providing access to residential and commercial areas in the nearby vicinity. These roadways, in some instances, serve as “cut-throughs” or reliever facilities for heavy commuter traffic accessing nearby Research Triangle Park . All remaining existing roadways are considered to be local access facilities for residential or commercial development. The two site driveways will be analyzed as the primary access points for the proposed Carramore PUD, although site traffic can access the PUD through minor side street driveways. Currently, the site property is undeveloped.

II. PROBABLE IMPACTS OF THE DEVELOPMENT PROJECT

With the addition of new peak hour trips during the AM peak period and the PM peak period, there are potential site traffic impacts to the study area intersections. The intersection of Davis Drive and High House Road currently experiences high traffic volumes and has poor sight distances and intersection alignment. The Town of Cary has two proposed widening projects in the study area that will add capacity and improve operations along Davis Drive and High House Road . Both are expected to be complete before the site build-out year of 2008. This will relieve some existing congestion and potentially mitigate any potential impacts caused by study area traffic. Operations in the area of the intersections of Jenks Carpenter Road and Carpenter Upchurch Road with High House Road are currently poor and result in an unsafe situation with high vehicular delays. These roads are being used by RTP traffic, and the skewed intersection between them at the CSX Railroad bridge crossing on High House Road causes operational problems. The High House Road widening project, coupled with future plans to realign these intersections into one intersection, will significantly mitigate the current safety and capacity problems before the 2008 build out year. In addition to the previously mentioned improvements, both Louis Stephens Drive and Morrisville Parkway will be extended and intersect to the northwest of the Carramore PUD development, and this intersection is planned to be signalized. The extension of both of these roadways will help ease area congestion by relocating some traffic from the adjacent, overly congested facilities.

Table ES-1 shows the estimated number of trips generated by each of the development types during the AM and PM peak hours of the adjacent streets. No attempt was made to reduce the number of estimated site trips by a transit factor, due to the small amount of ridership in relation to total trips in the study area and large bus headways. Also, no pass-by trips were accounted for in this study because residential developments and day care centers have no current study data in the ITE Trip Generation Manual associated with pass-by trip making. A truck percentage of two percent was used for all site-generated traffic. No specific size was given for the proposed day care facility. A conservative estimate of 8,000 square feet was used by consulting the data collected in the ITE Trip Generation Manual.

Table ES-1 shows that Carramore PUD, when fully developed, will generate approximately 325 new site trips in the AM Peak period and 400 new site trips in the PM Peak period.

Table ES-1

Weekday Vehicle Trip Generation Summary

Carramore PUD – Proposed Planned Unit Development

AM Peak Trip Summary

ITE Land Use Code	Independent Variable	% Traffic Entering	% Traffic Exiting	TOTAL TRIPS		Total Trips Generated
				IN