1.1 PURPOSE

The PDD is a proposed residential planned development. The property is located off of Maynard Road on Havensite Court across from the Volvo dealership.

1.2 APPLICABILITY

Vicinity Map for the Proposed Havensite Court 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.

1.3 GENERAL DEVELOPMENT

1.3.1 Land Uses

The Havensite Court PDD is a proposed residential PDD. The site is approximately 15.69 acres. The maximum number of units proposed is 240. The property is zoned industrial and the adopted land use for the property is also industrial. The applicant is requesting an amendment to the Town’s Land Use Plan. The proposed PDD is adjacent to a proposed Town of Cary Greenway. The proposed rezoning provides a better transition between the existing residential development and the Town’s proposed greenway. By this property developing residentially, there is an opportunity for this development to build the greenway and provide interconnectivity to the greenway system.

1.3.2 Vehicular and Pedestrian Circulation

Vehicular access is provided from Havensite Court, which is off of Maynard Road. Sidewalk will be provided on Havensite Court adjacent to the development.

1.3.3 Buffers, Open Space and Recreation Requirement

Buffers and open space and their width are indicated on the Conceptual Master Land Use, Circulation, and Open Space/Buffer Plan.

The open space requirement for the Havensite property is 5% for a total of .78 acres. The total open space acreage in the development is 1.10 acres.

The applicant is working with the Parks, Recreation, and Cultural Resources Department to locate the Town’s greenway along the south and southeast property boundary of the proposed development as per the Town’s adopted Parks and Greenway Plan. The construction of the greenway will be credited toward the payment-in-lieu for recreation requirement for this development.

1.3.4 Utilities

Water and sanitary sewer will be provided to this tract via extensions of proposed Town of Cary utility lines. Additionally, Public Service gas, BellSouth, Time Warner Cable, Progress Energy and other various public utilities will provide services to this property.

All construction associated with utility infrastructure shall be completed in accordance with the Town of Cary Standard Specifications and Details. Line sizes shall also be in accordance with Town of Cary Utility Master Plans.

1.3.5 Phasing

This project is proposed to develop in accordance with the following schedule, although the phasing schedule may change due to changes in market conditions.

	Phasing Schedule
Phase I	Spring ‘06
Phase II	Spring ‘07
Phase III	Spring ‘08

1.3.6 Road Improvements

Road improvements will be as per the Town of Cary ordinance.

1.4 DISTRICTS CREATED AND DEFINED

District	Acres	Max. Number Units
Residential	15.69	240

1.5 ALLOWED USES

Principal uses allowed in the district are detailed in the Use Table contained in this Section. 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 are allowed in conjunction with the principal use.

TABLE OF PERMITTED USES

The table below sets forth the uses allowed within all districts.

TABLE OF PDD DISTRICT UES

Use Category	Use Type	Tract 1	Use- Specific Standards
RESIDENTIAL USES			Refer to PDD Document
Group Living	Life care community	P
	Nursing home	P
Household Living	Detached dwelling
	Multi-family dwelling	P
	Multi-family dwelling, mid-rise	P
	Semi-detached/attached dwelling	P
	Townhouse	P

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 the Havensite PDD:

(A) Measurement of Acreage, Density, and Units

Acreage may vary due to variations in parcel configuration. Therefore, densities may vary from the numbers shown on the Master Land Use Plan, Circulation, and Open Space/Buffer Plan. In no case, however, shall the number of units increase above the number approved for the entire 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 shall be no interior buffers or building setbacks.

(D) Buffers

All widths and types of buffers shall be as specified on the Conceptual Master Land Use, Circulation, and Open Space/Buffer Plan and 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 recreational space or open space above and beyond what is specified in the PDD Document shall be required of any parcel.

(F) Sidewalks

Sidewalks are planned for one side of Haensite Court.

(G) Payment-In-Lieu

(H) Alternate Street Design

The developer reserves the option to request 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.

(I) Access Points

General access points are identified on the Land Use, Circulation, and Open Space/Buffer Plan. Exact location of these access points shall be determined at subdivision or site plan submittal.

(J) Recreation Facility

A private recreation facility may be located on the site, including within land designated as open space.

(K) Street Connectivity

Connectivity requirements will be met.

(L) Street Layout

The proposed street layout may vary due to topography and building configurations.

(M) Streetscapes

No streetscapes are proposed within the PDD

1.7 SPECIFIC DEVELOPMENT STANDARDS

The following development standards shall apply to all uses within each district of the proposed PDD:

Use	Minimum Lot Dimensions	Minimum	Building Setbacks		Max. Height (ft)

	Area (sf)	Width (ft)	Roadway (ft)	Building Separation
Tract A			From
Attached dwellings*	0	0	Public street r/w: 18’ w/parking in front, 8’ w/out parking. Private street back of curb: 18’ w/parking in front, 8’ w/out parking.	Building to building separation minimum 10 feet	3 stories

*Building setbacks for attached dwellings will be a minimum of 10 feet from boundary property line and a minimum of 10 feet from all buffers.

1.8 OPEN SPACE, BUFFERS AND STREETSCAPES

1.81 Open Space

The open space requirement is 5% of the site or .78 acres. The total open space acreage in the development is 1.10 acres.

1.82 Stream Buffers

Stream buffers within the proposed PDD 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.

1.9 MAPS

1.9.1 Conceptual Master Land Use, Circulation and Open Space/Buffer Plan