Revisions 12-23-04
REGENCY PARK PDD AMENDMENT
GENERAL
DEVELOPMENT OVERVIEW
Regency Park is a
655.24-acre Planned Development District (PDD).
An amendment to the PDD is being proposed. These changes are reflected in the proposed
Land Use/Circulation Plan. The acreage
for the amendment is 168.31 acres. The
amendment proposes a change in the current land uses within Regency Park
PDD. The current land uses for this
portion of the PDD include commercial, office, research and development, hotel,
club, retirement village, and health care facility. The amendment proposes limited retail, a
range of residential uses, office, and congregate care. The Town’s adopted Land Use Plan for this area shows
office, institutional and industrial.
This is based on the current approved Land Use Plan for Regency Park
PDD. With this submittal is a request to
amend the Town’s adopted Land Use Plan.
The current land uses are reflected in the existing Regency Park Plan
that is included in the document.
The proposed Regency Park PDD Amendment reflects the changes that have
happened since the adoption of Regency Park PDD. Residential development has occurred adjacent
to the proposed amendment. This includes
Regency Park Estates and Barrington. The proposed residential land uses will
create a more well balanced mixed-use PDD.
More people will have the opportunity to live near where they work. Exclusive of this amendment, there is
currently additional office development occurring within Regency Park PDD. The anticipated six (6) year absorption
schedule for this amendment will accelerate the revenue generated from this
property. It will also accelerate the
improvement of public facilities. This will
be further discussed in a market analysis of the proposed development that will
be submitted to the Town prior to the public hearing. All of the above reasons justify a change to
the Town’s adopted Land Use Plan and the amendment to Regency Park PDD.
The
proposed revision provides for a maximum of 402 residential units. There may be an additional two (2) units if
Tract 1 does not develop commercially. A
maximum of 18,000 square feet of retail is proposed for Tract 1 with an
alternate use of two (2) single-family lots.
The number of residential units may also be reduced if offices are
built. A maximum of 295,000 square feet
of office may be built in Tracts 6 and 7.
Tract 7 now only permits office uses.
There are 39.11 acres of buffer and 12.94 acres of open space within the
proposed amendment for a total of 52.05 acres out of 168.31 acres. This represents 31% of the site. The open space requirement for Regency Park
PDD has already been met. This proposal
adds an additional 49.53 acres to the current open space total of 150.58 acres.
Vehicular
access is provided from the extension of Regency Parkway. Additional access points are also proposed as
shown on the Land Use/Circulation Plan.
Sidewalks are planned for both sides of Regency Parkway and one side of Ederlee Drive (see Plan).
Sidewalks will be on one side of all other streets except
cul-de-sacs. There is a trail connection
proposed from Regency Parkway to the existing trail around Symphony Lake. The Land
Use/Circulation Plan shows the connection of Glade Park Road to Regency Parkway. Right of way
will be dedicated as site and/or subdivision plans are submitted to the Town
for approval.
STORMWATER MANAGEMENT PLAN
Per the
original Regency Park PUD plan, the PUD was initially approved by the Town of Cary prior to the adoption of the Town’s Water Supply Watershed Protection
Ordinance. Regency Park is exempt from the impervious area limitations and
impoundment provisions of the ordinance.
The Owner reserves the right to use Symphony Lake in perpetuity to meet the requirements of any applicable
watershed ordinance.
Regency
PDD is located within the Swift Creek Watershed, of the Neuse River
Basin. Symphony
Lake, which is currently owned and maintained by the Town of Cary, was approved
and constructed for Regency PUD as a stormwater quality BMP and satisfies the
Ordinance requirements for removal of 85% of the total suspended solids (TSS)
as required by the Ordinance. Per
Chapter 4.4.6 of the Watershed Protection Overlay District requirements in the
LDO, the developer agrees to pay the one-time fee that enables the proposed
development to use Symphony Lake as a watershed protection device (BMP). Furthermore, the lake will not be used for
nitrogen removal. Nitrogen will be
addressed on site.
The
project is subject and will adhere to Federal, State and Local stormwater
regulations. These requirements include:
US Army Corps of Engineers
§
Wetlands Protection (Clean Water Act, Section 404)
NCDENR - Division of Water Quality
§
Wetlands Protection
§
401 Water Quality Certification
§
Neuse River Riparian Buffers
Town of Cary
§
Stormwater Management Plan for New Development
§
Sediment & Erosion Control
The
project development will address the two main parameters of the Town’s
stormwater ordinance - total nitrogen control and 1-year design storm peak
attenuation - on a development-wide basis where possible. The proposed
development will be planned and constructed in a manner emphasizing the
protection of the existing wetland areas, riparian buffers and streams. No buffer reductions are being
requested. Disturbance of wetland and
riparian buffer areas shall be prohibited except where required to construct
road crossings, utilities, greenways and other items specifically allowable by
the US Army Corps of Engineers, NCDENR, and the Town of Cary. Disturbance of riparian buffers
for the above mentioned practices would be limited to those necessary to
promote a safe, functional and desirable community.
No portion
of the property subject to this PDD amendment is located within the FEMA
regulated flood plain as depicted on the FIRM Map# 37183C0503 E, March 3, 1992.
With the
proposed Land Use Plan for the Regency Park PDD amendment, the density of
development has been decreased from the current approved PDD thus decreasing
the amount of impervious coverage. This
downzoning will result in decreased runoff.
PHASING
From the
start of construction (infrastructure), it is anticipated that the proposed
build-out will be six (6) years. This
schedule may change due to changes in market conditions. The proposed six-year build-out is reflected
in the Phasing Plan.
TRACT DEFINITION