Amberly PDD is an approved master planned community that combines a mixture of land uses within an environment providing open space in excess of what is required by the Town of Cary for PDD approval. This amendment proposes to add an additional 38.85 acres into the PDD. The property is located within Chatham County and will have to be annexed into Cary. The proposed use for the property is residential and will be included in the PDD as age-restricted. No additional units are being requested.
This amendment continues to maintain Cary’s desire to locate higher density residential development in close proximity to employment centers, thus reducing the amount of travel time to work and reducing the impact to the surrounding road network. Amberly is within one mile of the region’s major employment core, the Research Triangle Park. The mix of uses reflects Amberly’s proximity to the Research Triangle Park. Future road improvements in the vicinity of Amberly will enable the area to accommodate the development planned for Amberly.
Amberly’s residential component will accommodate all ages. A large percentage of the residential units in Amberly will be age-restricted. There continues to be a demand for an active adult community in Cary and the Triangle. This type of development has no impact on public schools and less impact on the Town’s infrastructure. The age-restricted housing being proposed in Amberly reflects the need for this type of housing in Cary and the Triangle. North Carolina is one of the choice destinations for retirement. The developers of Amberly believe that there is a real need for an active adult community in Cary. Active adult communities need the following criteria to be successful, and Amberly will contain all of them:
· Access to significant employment cores;
· Access to major highways or other transportation routes;
· Quality of surrounding land and natural resources;
· Presence of medical facilities;
· Presence of historic charm or local character;
· Presence of social and cultural outlets;
· Proximity to shopping facilities;
· Proximity to colleges and universities.
The same criteria that make Amberly an excellent location for an active adult community also make it an excellent location for non-retirees. The planned amenities within Amberly represent a destination type of development. These amenities include a lake, a project recreation site with several pools, a town park and numerous recreational facilities, including passive open space located within the individual parcels. Amberly’s open space is in excess of what is required by the Town of Cary for PDD approval. Amberly will be a premier development providing its residents a place to work, live and play.
This zoning district shall apply to the geographic land area shown on the following map as submitted for an amendment June 28, 2004.
1.3 General Development Intent
The master plan provides for a maximum of 5,000 dwelling units. The breakdown is as follows: 480 single-family units, 2,370 multi-family residential units, 1,350 age restricted units, and a maximum of 800 units within the Town Center parcel. The PDD provides for 280,000 square feet of commercial development and 135,000 square feet of office development.
1.3.2 Vehicular and Pedestrian Circulation
Sidewalks are planned for both sides of all roads, except cul-de-sacs and where multi-use corridors are located. A 10-foot multi-use path is planned along the eastern side of Yates Store Road beginning at the Amberly Lake trail northward to O’Kelly Chapel Road. A 10-foot wide multi-use path is planned along the western side of Yates Store Road beginning at Panther Branch extending southward to New Hope Church Road. A 10-foot wide multi-use path is planned along the north side of New Hope Church Road beginning at Yates Store Road extending westward to the American Tobacco Trail. A 10-foot greenway is planned to go around Amberly Lake and southward down the County line between AR and MF-2 to Panther Branch, then southeast along Panther Branch to Yates Store Road, which ties into the multi-use path. A 10-foot wide greenway will be provided beginning at the eastern edge of Amberly Lake extending eastward to Green Level to Durham Road. A 10-foot wide greenway will be provided along Nancy Branch from Yates Store Road extending eastward to the eastern property boundary of Amberly. A 30-foot greenway easement will be provided from McCrimmon Parkway north along the eastern property boundary of Amberly to O’Kelly Chapel Road. The easement can be located within the 30-foot buffer. The developers of Amberly and Weycroft agree to partner on their selective segments to design this greenway alignment so as to confirm the required extent of the necessary easement. Map MP-2 reflects the specific location of the multi-use path, greenway and greenway easement. There will be private greenway connections within Amberly in addition to the public greenways, sidewalks and the multi-use path to make Amberly a very walkable community.
1.3.3 Buffers, Open Space and Recreational Facilities
There are approximately 276.79 acres of open space, including a 12.25-acre Town Park, a 12.34- acre Amberly Recreation site(s), a 6-acre AR Recreation site(s) and a 15.36-acre lake. Only 162 acres is required for the approval of Amberly PDD.
1.3.4.i Wastewater Service
In consideration of the Town of Cary's recent agreement with Durham County, Town of Cary municipal wastewater service to Amberly will be provided by constructing the Morris Branch Regional Wastewater Pumping Station to discharge to the existing Kitt Creek Pumping Station for ultimate discharge and treatment at Durham County's Triangle Waste Water Treat Plant (WWTP). Over sizing of the proposed outfall sewer throughout the development will be eligible for over sizing reimbursements as outlined in the Town of Cary Policy Statement 96. All wastewater systems shall be constructed according to the Town of Cary Standards.
1.3.4.ii Water Service
Town of Cary municipal water service to the Amberly development will be provided by extension along Yates Store Road of a 16-inch and 12-inch water transmission line from an existing 16-inch water main at the intersection of Carpenter Fire Station Rd. and Durham to Green Level Road. A 16-inch water main will be extended within the development northerly along the proposed Yates Store Road extension. A second water line connection is proposed by extending a water line along Yates Store Road to the water line at Cary Park. Over sizing of the proposed water distribution system throughout the development will be eligible for over sizing reimbursements as outlined in the Town of Cary Policy Statement 96. All water systems shall be constructed according to the Town of Cary Standards.
Amberly will commit to the contingency for a water line connection to NC 55 to the north of Amberly in the event that the development to the north does not happen. (Development anticipated to proceed to the north includes Village at the Park PDD and Stonewater PDD). Amberly will commit to limiting the number of residential CO’s to 40% until there is a northern water line connection. (This connection has already been made.)
1.3.4.iii Private Utility Service
Other utility service provided throughout the Amberly development such as telephone, power, cable-tv, and natural gas service shall be placed underground typically within the street system right-of-way(s) between the back-of-curb and the right-of-way boundary. Transformer and pedestal locations for the respective utilities will be placed so as not to impede pedestrian circulation or safety.
1.3.5.i Storm water Management Components
1. Watershed Protection Rules (Jordan Lake Watersheds)
2. Sediment & Erosion Control Program – Town of Cary.
3. Flood Damage Prevention Ordinance.
4. Nitrogen Control: August 21, 2000, Cary submitted a Stormwater Management Plan for Nitrogen Control to the State of North Carolina’s Division of Water Quality. Cary has passed an interim Stream Buffer ordinance requiring 100-foot Riparian Buffers on all perennial and intermittent streams in Cary Town limits and ETJ. In doing so, Cary’s Town leaders decided to give water quality and water supply twice the protection by requiring 100-foot buffers instead of the minimum 50-foot required by the Neuse River Rules. In addition, Cary put its rules into effect immediately and made them Town wide, not just for development in the Neuse Basin.
1.3.5.ii Summary of Storm water Plan
1. Minimize cul-de-Sacs – Cul-de-Sacs increase impervious areas, resulting in greater amount of runoff and nitrogen export.
2. Provide Storm water Treatment – Inclusion of BMP’s to attenuate runoff and reduce suspended solid and pollutant loading in streams.
3. More Community Open Space – Conservation of open spaces, riparian buffers, multi-use paths/linear parks, landscape buffers and recreational space.
4. Flexible Sidewalk Standards – Where approved, limit sidewalks to one side of the road to decrease impervious area.
5. Vegetative Buffers along intermittent and perennial streams.
6. Enhanced Native Vegetation – Wherever practical, manage community open space, street rights-of-way, parking lot islands, and other landscaped areas to promote natural vegetation.
7. Direct residential rooftop runoff to pervious areas such as yards, open channels, and/or vegetated areas instead of to roadways or storm water conveyance systems.
1.3.5.iii Allowable Best Management Practices
The following Best Management Practices may be utilized for nitrogen reduction:
1. Wet detention ponds.
2. Constructed Wetlands.
3. Open Channel Practices.
4. Riparian Buffers*.
5. Sand Filters.
6. Bioretention.
7. Proprietary BMPs.
8. Others, as approved by the Town of Cary.
*NOTE: While riparian buffers do provide nitrogen reduction, their nitrogen reduction ability is accounted for establishing a target limit of 6.0 lbs/acre/year for the PDD as whole, and therefore are not counted in nitrogen reduction calculations.
Lake Amberly: Lake Amberly was designed and constructed as a BMP device for the Amberly PDD. Lake Amberly is proposed to be used as a BMP device for the MF-2 Pod and has been approved by DEHR-DWQ for use as a BMP.
1.3.5.iv Riparian Buffers
Per NCDENR 15A NCAC 2B.0200, High Density development will have 100-foot Watershed Protection Buffers along USGS perennial streams (solid blue lines) for Class IV Watersheds. Per Town of Cary “Storm water Management for Nitrogen Control”, USGS streams (solid and dashed blue lines) will have 100-foot riparian buffers and other surface waters as shown on the Wake County Soil Survey shall have a 50-foot wide riparian buffer on each side.
No Land-disturbing activity shall take place within stream buffers, except for those facilities allowed, such as greenway trails and specifically permitted crossings.
Stream buffers shall be shown on all site plans and subdivision plans.
All principal buildings and structures and all accessory buildings and structures shall be set back from the stream buffer as required.
Stream buffers and wetland areas were delineated by S&EC, Inc. and mapped by Kenneth Close, Inc., “WETLAND DELINEATION MAP FOR AMBERLY PDD”, DATED 7/28/01, REVISED 1/18/02. The delineation map has been approved by the US Army Corps of Engineers and includes riparian buffers confirmed by the Town of Cary.
Utility Locations within Buffer Areas: Sanitary Sewer lines located in Zone 3 of the Town of Cary’s riparian buffer and the other 50-feet of the Class IV Watershed Protection buffer zone will meet the requirements for allowable use in Zone 3 of the Town of Cary’s LDO and North Carolina 15A NCAC 2B.0216 as needed when a hardship due to topography exist. All locations within the outer 50-feet of the State Class IV Watershed Protection buffers and Zone 3 will require Town of Cary approval at the time of site plan.
Best Management Practices (BMP’s) will be kept out of riparian buffers with the exception of constructed wetlands. Constructed wetlands can be placed in riparian buffers to with in 15 ft. of the top of the bank. Projects need to be planned and constructed to maximize BMP function ability without impacts to riparian buffers.
BMP Locations within Buffer Areas: BMP’s located in Zone 3 of the Town of Cary’s riparian buffer and the other 50-feet of the Class IV Watershed Protection buffer zone will meet the requirements for allowable use in Zone 3 of the Town of Cary’s LDO and North Carolina 15A NCAC 2B.0216 as necessary to reduce impacts caused by the relationship of existing topography. BMP’s have been shown within Zone 3 and the outer 50-feet of the watershed protection buffer to prevent the number of devices needed being significantly increased. Larger numbers of smaller BMP’s tend to increase problems associated with maintenance and effectiveness of BMP’s to operate as intended. Where multiple BMP’s can be replaced by a single BMP located in Zone 3 and the outer 50-feet of the watershed protection buffer (by locating at the lowest elevation adjacent to the development as opposed to up-slope) this will benefit the operation and maintenance of the BMP’s. All locations within the outer 50-feet of the State Class IV Watershed Protection buffers and Zone 3 will require Town of Cary approval at the time of site plan.
1.3.5.v Buffer Reduction Mitigation
Land Banking is provided to mitigate proposed buffer reductions as follows:
Infrastructure Improvements: The location of the land banking is proposed for ephemeral streams located within the linear park/multi-use path/open space. A ratio of 2.24:1 buffer mitigation is for the areas that are shown Amberly Infrastructure – Proposed Land Banking LB-1 plan (see attachements).
POD development: Additional riparian buffers impacts will be mitigated under the current riparian buffer land banking rates.
· 1:1 for restoration of a degraded buffer
· 3:1 for preservation of an existing buffer
· 10:1 for preservation of open space
1.3.5.vi Nitrogen Export Standards
All site plans within the PDD area must comply with additional environmental regulations including the Lake Jordan Watershed Protection Ordinance and the Town of Cary “Stormwater Management Program for Nitrogen Control”.
Because this development is in the Cape Fear River Basin and outside the Neuse River Basin, the Developer will reduce Nitrogen Export to the Levels required to the maximum extent practicable. Reference Amberly PDD – Total Nitrogen Export Calculations Table (POD Nitrogen Export Schedule) for individual Pod Structural BMP requirements.
The Nitrogen Export shall be limited to the POD Nitrogen Export Schedule or to an export limit that may be determined based on completion of the NW Study Area Stormwater Analysis; whichever allows a higher export limit.
This project is proposed to develop in accordance with the following schedule:
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1 2004 |
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2 2005 |
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3 2006 |
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4 2007 |
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5 2008 |
700 |
2,900 |
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6 2009 |
700 |
3,600 |
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7 2010 |
700 |
4,400 |
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8 2011 |
600 |
5,000 |
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1 2004 |
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2 2005 |
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3 2006 |
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4 2007 |
0 |
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5 2008 |
0 |
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6 2009 |
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