Chapter 1: HIGHCROFT VILLAGE
Cary Land Development Ordinance (LDO) Supplement
Prepared for the Town of Cary, North Carolina
PDD
May 31, 2005
Revised July 28, 2005
Revised September 19, 2005
Developer:
Owner:
Prepared by:
Jerry Turner & Associates
Landscape Architecture, Land Planning
Environmental Design
Withers & Ravenel
Civil Engineering and Surveying
Soil and Environmental Consultants
Environmental Assessments
1.1 Purpose.............................................................................................................................................................................. 1
1.2 Applicability................................................................................................................................................................. 1
1.3 General Development Intent...................................................................................................................... 1
1.3.1 Land Uses...................................................................................................................................................................... 1
1.3.2 Vehicular and Pedestrian Circulation........................................................................................................................... 1
1.3.3 Buffers, Open Space and Land Dedication Requirements......................................................................................... 1
1.3.4 Utilities.......................................................................................................................................................................... 1
1.3.5 Storm Drainage............................................................................................................................................................. 2
1.3.6 Phasing.......................................................................................................................................................................... 2
1.4 districts Created.................................................................................................................................................... 3
1.5 Allowed Uses................................................................................................................................................................ 3
1.6 Standards for New Development.............................................................................................................. 4
1.6.1 Compliance with Development Plan Procedures Required....................................................................................... 4
1.6.2 General Development Requirements.......................................................................................................................... 4
(A) Measurement of Acreage, Density, and Units....................................................................................................... 4
(B) Reduction of Building Setbacks............................................................................................................................. 4
(C) Open Space Configuration and Dimensions........................................................................................................ 4
(D) Land Dedication Requirements.............................................................................................................................. 5
(E) Buffers and Streetscapes.......................................................................................................................................... 5
(F) Sidewalks.................................................................................................................................................................. 5
(G) Street Layout............................................................................................................................................................ 5
(H) Alternate Street Designs.......................................................................................................................................... 5
(I) Access Points........................................................................................................................................................... 5
(J) Recreation Facility.................................................................................................................................................... 5
1.7 Specific Development Standards.............................................................................................................. 5
1.8 OPEN SPACE, Streetscapes AND Buffers................................................................................................... 6
1.8.1 Open Space..................................................................................................................................................................... 6
1.8.2 Steetscapes...................................................................................................................................................................... 7
1.8.3 Stream Buffers................................................................................................................................................................ 7
1.8.4 Undisturbed Buffers...................................................................................................................................................... 7
1.9 Map PDD Plan................................................................................................................................................................. 7
The Highcroft Village PDD is a proposed 115.56-acre mixed-residential development (acreage is approximate.) The uses planned for the PDD are detached and attached residential. The property is located south of Morrisville Parkway, west of 55 and north and south of Green Hope School Road
This zoning district shall apply to the geographic land area shown on the following map as submitted May 31, 2005.
1.3 General Development Intent
Highcroft Village PDD is a mixed-residential community that is located within two area plans, the Northwest and the Southwest Plans. The proposed PDD is in compliance with both the Northwest Area Plan and the Southwest Area Plan.
1.3.2 Vehicular and Pedestrian Circulation
Vehicular access is shown on the proposed PDD Plan. Sidewalks are planned for one side of all streets except for cul-de-sacs.
1.3.3 Buffers, Open Space and Land Dedication Requirements
Buffers and their width are indicated on the PDD Plan.
The open space requirement for Highcroft Village PDD is 10% for a total of 12.29 acres. The total open space acreage in the development is 32.34 acres or approximately 27% of the site.
The applicant is requesting a payment-in-lieu to meet the Town’s land dedication ordinance. Included with the payment-in-lieu, is a request to build a Town of Cary greenway that is proposed to go along a portion of the western property boundary of Highcroft Village. The cost of the greenway easement and the cost of construction of the greenway would be credited toward the payment-in-lieu for recreation requirement for this development.
Water and sanitary sewer will be provided to this tract via extensions of and improvements to the existing Town of Cary utility lines. There will be off-site extensions of both sanitary sewer lines and water lines to serve this property. Additionally, Public Service gas, Southern Bell, Time Warner Cable, Progress Energy and other various public utilities are anticipated to provide services to this property. All utilities shall be constructed underground within the public rights-of-way, where practicable.
All construction associated with utility infrastructure shall be completed in accordance with the Town of Cary standard specifications and details.
The Highcroft Village PDD drains to unnamed tributaries of Panther Creek and Batchelor Branch, which feed into Jordan Lake within the Cape Fear River Basin. 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
§ Reservoir Watershed Protection Districts (Jordan Lake Watershed)
Highcroft Village proposes to build BMP’s sufficient to reduce the nitrogen loading rates below the maximum “have-to-treat” thresholds adopted by the State of North Carolina in the Neuse River basin and expanded by the Town of Cary into the Cape Fear River Basin. The project does not propose to buy down the nitrogen to the base 3.6 lbs/ac/yr loading rate unless the Town of Cary establishes a buy down mechanism. Peak attenuation shall be considered project wide with emphasis on the primary drainage ways. The project will primarily develop under the high-density option of the Watershed protection rules. All BMPs shall be provided in accordance with NCDENR rules and regulations, in addition to the Town’s requirements. Management
The phasing schedule for Highcroft Village PDD will be as follows:
Phase 1: Tracts 2 & 3; Phase 2: Tracts 4 & 1; Phase 3: Tract 5.
The first homes should be ready in early 2007.
The phasing schedule may change due to changes in market conditions.
|
District |
Acres |
Max. Number of Residential Units |
|
Single-Family |
6.92 |
13 Units |
|
Mixed-Residential |
71.96 |
414 Units |
|
Open Space |
32.34 |
|
|
Total Units |
|
427 units |
Principal uses allowed in each district are detailed in the Use Table contained in this Section. Accessory or ancillary uses normally associated with such primary uses are allowed in conjunction with the principal use. The Use-Specific Standards for uses in Highcroft Village are those standards and requirements found in the LDO unless otherwise stated in the PDD document.
|
Use Category |
Use Type |
Single-Family |
Mixed-Residential* |
Open Space |
|
RESIDENTIAL USES |
|
|
|
|
|
Group Living |
Life care community |
|
P |
|
|
|
Nursing home |
|
P |
|
|
Household Living |
Accessory dwelling |
P |
P |
|
|
|
Boarding house |
|
|
|
|
|
Detached dwelling |
P |
P |
|
|
|
Duplex dwelling |
|
|
|
|
|
Multi-family dwelling |
|
P |
|
|
|
Multi-family dwelling, mid-rise |
|
P |
|
|
|
Patio dwelling |
|
P |
|
|
|
Semi-detached/attached dwelling |
|
P |
|
|
|
Tandem dwelling unit |
|
P |
|
|
|
Townhouse |
|
P |
|
|
|
Home Occupations |
P |
P |
|
|
ACCESSORY USES |
Accessory dwelling unit, utility dwelling unit, satellite dish, swimming pool, hot tub, or spa |
P |
P |
|
|
PUBLIC / INSTITUTIONAL USES |
|
|
|
|
|
Day Care |
Child day care center |
|
|
|
|
|
Day care home, large |
P |
P |
|
|
|
Day care home, small |
P |
P |
|
|
Park and Open Space |
Neighborhood recreation center, public/private |
P |
P |