1.1 PURPOSE
Turner Creek is a proposed 138.17-acre* Planned Development District (PDD). The property is located within the Southwest Area Plan that was adopted in August by the Town of Cary. The use proposed is single-family detached and attached. The proposed PDD complies with the Southwest Area Plan.
1.2 APPLICABILITY
Vicinity Map for the Proposed Turner Creek PDD
This zoning district shall apply to the geographic land area shown on the above map and on the Official Zoning Map as adopted by the Town of Cary or as may be amended. This property will be annexed into the Town of Cary.
*Approximate acreage
1.3 GENERAL DEVELOPMENT
1.3.1 Land Uses
The Turner Creek PDD Land Use Plan proposes Low Density Residential (LDR) development to Medium Density Residential (MDR) development as per the Southwest Plan. The total number of residential dwelling units proposed is 300.
1.3.2 Buffers and Landscape Areas
Buffers and landscape areas along with their width are indicated on the Master Plan Land Use, Circulation & Buffer Map.
1.3.3 Open Space Requirements
The applicant understands the importance of saving open space. The open space requirement for the PDD is 8.57 acres. The total open space acreage in the development is 29.24 acres or 21% of the site.
1.3.4 Circulation
Vehicular access for the maximum density of 300 dwelling units will be provided from the extension of Turner Creek Road. While practical and physical barriers to providing other external road connectors exist, all reasonable, good faith efforts to provide one or more additional road connectors will be pursued by the developer and/or the Town of Cary as development proceeds.
In the event that the Town purchases or otherwise acquires the requisite interests to construct another road connector, the developer shall contribute the sum of $150,000 towards such construction. The developer's financial obligation hereunder shall lapse five years following the date of rezoning approval.
Regardless, at the time of development plan review, future subdivision and/or site plans within the Turner Creek PDD will be required to provide an internal street layout conducive to logical external connections so as not to preclude such connection(s) through adjoining properties.
1.3.5 Utilities
The project shall be served by Town of Cary water and wastewater services and all infrastructures shall meet Town of Cary standards. The site will be served by water from the existing twelve-inch waterline in Turner Creek Road. The site will have gravity sewer service to the White Oak interceptor, which will be constructed by the Town of Cary on the north side of White Oak Creek.
1.3.6 Stormwater
The project shall comply with all applicable Town of Cary stormwater quality and quantity reduction requirements. The design of this site shall incorporate the use of the two existing ponds for pollutant reduction and stormwater runoff temporary storage. This site also has several stream buffers, which shall be preserved and protected to help minimize the impact on downstream properties. Other stormwater measures may be needed to achieve all stormwater control objectives
1.3.7 Phasing
From the start of construction (infrastructure), it is anticipated that the proposed build-out will be approximately 5 years. This schedule may change due to changes in market conditions.
1.4 DISTRICTS CREATED AND DEFINED
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District |
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SF |
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Mixed Residential |
1.5 PERMITTED USES WITHIN TRACTS
The following uses are permitted within each tract.
TRACT 1
Residential Uses
Single-family detached dwelling
TRACT 2
Residential Uses
Single-family detached dwelling, patio dwelling, zero lot line,
cluster home, townhouse, semi-detached/attached dwelling
TRACT 3
Residential Uses
Single-family detached dwelling, patio dwelling, zero lot line,
cluster home, townhouse, semi-detached/attached dwelling.
Non-Residential Uses
The following uses are permitted in all tracts:
Neighborhood recreation facility
Accessory or ancillary uses normally associated with these primary uses and which do not constitute more than 25% of the gross floor area on a site area allowed in conjunction with the principal use.
1.6 STANDARDS FOR NEW DEVELOPMENT
1.6.1 Compliance with Development Plan Procedures Required
All new development shall be subject to development plan review in accordance with Section 3.10 of the Cary Land Development Ordinance, except as otherwise stated in this PDD document.
1.6.2 General Development Requirements
As applicable, the following general requirements shall govern development within Turner Creek PDD:
(A) Measurement of Acreage, Density, and Units
Acreage may vary due to variations in parcel configuration. In no case, however, shall the number of units increase above the number approved for each tract.
(B) Reduction of Building Setbacks
All building setbacks may be reduced a maximum of 10% by Town of Cary staff.
(C) Interior Buffers or Building Setbacks
Within all nonresidential parcels, there will be no interior buffers or building setbacks. In all residential parcels, when building setbacks are less than five (5) feet from a sideyard line, a maintenance easement of up to five (5) feet will be provided on the adjacent property to facilitate building maintenance. Garages and accessory buildings within rear yards have no setbacks. Up to five (5)-foot maintenance easement from adjacent owners will be provided where setback is less than three (3) feet. All building setbacks will be as specified in this PDD document and will not be subject to any or all code changes.
(D) Buffers, Landscape Areas and Streetscapes
All widths and types of buffers, landscape areas and streetscapes shall be as specified on the Master Plan Land Use, Circulation & Buffer Map and/or within this PDD document and shall not be subject to any or all code changes.
(E) Open Space Configuration and Dimensions
The exact configuration and dimension of open space areas shall be determined at the time of subdivision or site plan approval. No additional open space above and beyond what is specified in the PDD Document shall be required of any parcel.
(F) Recreation Requirement
The applicant will make a payment-in-lieu for the recreation requirement for Turner Creek PDD. The applicant will also provide a greenway easement to the White Oak greenway. The Town of Cary may acquire open space adjacent to the White Oak conservation area that is not in the stream buffer. The location of the greenway easement and the amount of land to be acquired by the Town will be worked out between the developer and the Town prior to the first development plan being approved by the Town of Cary.
(G) Open Space Requirement
The open space requirement for Turner Creek PDD is 8.57 acres. There are 29.24 acres being provided within Turner Creek PDD. This represents 21% of the site.
(H) Alternative Street Designs
The developer reserves the option to request alternate street designs from Town of Cary standards that may include, but not be limited to reduced right-of-way and street widths and alleyways.
(I) Access
Exact location of access points will be determined at subdivision or site plan approval.
(J) Recreation Facility
The Developer may at his discretion build a private recreational area within the project. This determination will be made prior to the last submittal of construction drawings for the final phase of the development.
(K) Street Layout
The proposed street layout may vary due to topography and building configurations.
1.7 SPECIFIC DEVELOPMENT STANDARDS
The following development standards will apply to the proposed uses.
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Tract |
Max. Density |
Minimum Lot Size (Square feet) |
Minimum Front Yard Setback (feet) |
Minimum Rear Yard Setback (feet) |
Minimum Side Yard Setback/ Corner(feet) |
Max. Building Height (feet) |
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Tract1 (Single-family detached dwelling) |
3.0 DU/AC |
7,500** |
Collector: 30’ All other: 20’ |
Rear: 20’
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15’ aggregate with 5’ minimum; Corner: 18’ |
35’ (excluding base-ments and walk- ups) |
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Tract 2 (Single-family detached dwelling, patio dwelling, zero lot line, cluster home, townhouse, semi-detached/ attached dwelling) |
6.0 DU/AC |
4,000 if single-family; N/A for other housing types |
18’ with parking in front; 8’ without parking |
Rear: 8’
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6’ aggregate with no minimum; Corner: 8’ |
Same as above |
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Tract 3 (Single-family detached dwelling, patio dwelling, zero lot line, cluster home, townhouse, semi-detached/ attached dwelling) |
3.0 DU/AC |
4,000 if single-family; N/A for other housing types |
18’ with parking in front; 8’ without parking |
Rear: 8’ |
6’ aggregate with no minimum; Corner: 8’ |
Same as above |
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**Lots adjacent to Chesney Glen will be 12,000 SF minimum and will average 14,000 SF. There will be a 30-foot Type “A” buffer adjacent to Chesney Glen. |
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1.8 OPEN SPACE, STREETSCAPES, BUFFERS AND LANDSCAPE AREAS
1.8.1 Open Space
The open space requirement for Turner Creek PDD is 8.57 acres. The amount provided is 29.24 acres. This represents 21 % of the site.
1.8.2 Streetscapes
Streetscape is an area located along a street to provide special plantings, community identity or other landscape treatments. The provision of streetscapes along public right-of-ways is not intended to totally obscure development. The purpose is to provide a transition area, establish an image for the development and reinforce the character of the project.
· Where buildings back up to a road, there will be a 25-foot streetscape. Existing vegetation within the 25-foot streetscape will not be removed except where needed for road construction (including sidewalks) and site grading of adjacent tracts. The streetscape will be re-vegetated when the streetscape is void of natural vegetation or when clearing and/or grading for roadway improvements encroach more than 33% into the required twenty-five (25)-foot streetscape. Utilizing plant material, earthen berms, decorative walls, fences or a combination of these, the streetscape will be opaque.
Where buildings front a road, there will be no streetscape. The following street tree plantings will apply:
· Foundation plantings
· One 4” shade tree per 60’
· One 2” understory or flowering tree for every 2 units
These streetscape standards shall only apply to Turner Creek Road. There will be no required streetscape on any other road in Turner Creek PDD.
1.8.3 Stream Buffers
Stream buffers within this amendment shall be undisturbed land areas reserved adjacent to streams to protect water quality. No grading is allowed within the stream buffer except for street crossings, pedestrian paths, utility extensions, stormwater devices and where permitted within the Town’s Watershed Protection Ordinance. Lotting will not be permitted in any resulting stream buffers.
1.8.4 Landscape Areas
Landscape areas may be located within the platted portion of a lot. All landscape areas will remain undisturbed except as required for the construction of streets, pathways, utilities and water quality devices. Disturbed areas will be re-vegetated according to Town of Cary Type A buffer requirements.
In order to promote healthy vegetation within landscape areas, underbrush and trees (less than 5” caliper in diameter for larger trees and less than 2” caliper for under-story trees) may be trimmed or removed as reviewed and approved by the Town.
1.8.5 Buffers
Perimeter buffers adjacent to existing residential uses shall remain undisturbed where vegetation is present, except for the construction of streets, pedestrian paths, utilities and water quality devices. Disturbed perimeter buffers shall be re-vegetated according to Town of Cary Type C buffer requirements.
In order to promote healthy vegetation within undisturbed buffers, underbrush and trees (less than 5" caliper for larger trees and less than 2" caliper for under-story trees) may be trimmed or removed as reviewed and approved by the Town.
1.9 MAPS
Master Plan
Land Use, Circulation & Buffer