Weldon Ridge

Planned Development District

Amendment

Prepared for the Town of Cary, North Carolina

January 2005

Revised June 2005

Revised October 2005

Developer:

Parker Orleans Homes

JLG Corporation

Prepared by:

Withers & Ravenel, Inc.

Soil and Environmental Consultants

TABLE OF CONTENTS

1.1 PURPOSE........................................................................................................................... 1

1.2 APPLICABILITY................................................................................................................. 1

1.3 GENERAL DEVELOPMENT INTENT........................................................................... 2

1.3.1 Land Uses................................................................................................................. 2

1.3.2 Subdistricts Created and Defined............................................................................. 2

1.3.3 Project Densities...................................................................................................... 2

1.3.4 Vehicular and Pedestrian Circulation....................................................................... 4

1.3.5 Buffers, Open space and Recreational Facilities...................................................... 6

1.3.6 Utilities..................................................................................................................... 8

1.3.7 Storm Drainage........................................................................................................ 9

1.3.8 Phasing................................................................................................................... 10

1.4 ALLOWED USES............................................................................................................. 12

1.5 STANDARDS FOR NEW DEVELOPMENT................................................................. 13

1.5.1 Compliance with Development Plan Procedures Required.................................... 13

1.5.2 General Development Requirements..................................................................... 13

1.6 SPECIFIC DEVELOPMENT STANDARDS.................................................................. 16

1.1 Purpose

Weldon Ridge is a 413.43 acre master planned community that combines a mix of residential, school and church uses with common open space. A variety of streams and ponds and their associated buffers along with the American Tobacco Trail provide open space opportunities that are protected and incorporated into final site designs. This amendment will be adding 86.31 acres to the original site.

1.2 Applicability

This zoning district shall apply to the geographic land area shown on the following map and the Official Zoning Map as adopted by Town Council on October 24, 2002 or as may be amended:

Site

1.3 General Development Intent

1.3.1 Land Uses

The existing master plan provided 563 dwelling units with parcel densities ranging from 1.8 dwelling units per acre to 8.0 dwelling units per acre. The gross density for Weldon Ridge was 1.62 dwelling units per acre. With the additional site area and revisions to existing parcel densities, the project now provides 642 units and a gross density of 1.55 dwelling units per acre.

1.3.2 Subdistricts Created and Defined

A summary of the subdistricts created within the Weldon Ridge PDD with its size, density and total units is presented below:

RESIDENTIAL
Subdistrict		Acres	Max. Density	Total Units
SF-1		27.54	2.8	77
SF-2		9.09	2.8	25
SF-3		15.60	2.0	31
SF-4		18.09	2.0	36
SF-5		36.71	3.0	110
SF-6		9.19	5.0	46
SF-7		45.70	1.8	82
SF-8		43.25	2.0	86
SF-9		24.29	1.8	44
AR-1		17.67	6.0	105
Rec. Center		2.09	-	-
TOTAL		249.22		642
NON-RESIDENTIAL
Subdistrict	Acres		Max. Building Square Footage
S-1	60.51		240,000

Note: Densities shown above for sites located in the SW Plan Area do not include open space area allowed in the methodology for SW Plan density calculation. Using those standards, the density for SF-9 is 1.0 units per acre.

A breakdown of the standards governing development in each of the subdistricts is presented in Section 1.6.

1.3.3 Project Densities

Sites SF-7, SF-8 and SF-9 fall in the Southwest Cary Plan area and/or in Chatham County with separate sets of development standards. The density goals in these various areas range from one-half dwelling unit per acre to 2.5 dwelling units per acre to no established goal in the Chatham County location. As a result, the Weldon Ridge PDD will “blend” these various goals and provide a density closer to an average of the three standards in order to have the project neighborhoods develop in a more unified manner with similar standards of development.

LAND USE PLAN

1.3.4 Vehicular and Pedestrian Circulation

Weldon Ridge will have vehicular access directly onto existing Town of Cary thoroughfares, Yates Store Road and Green Level Church Road. The project will have additional access to a new thoroughfare to be an extension of Yates Store Road, running north-south through the project. A small portion of the project will access existing New Hope Church Road to the north. Sidewalks will also be constructed with these streets to provide for pedestrian circulation.

Roadways

The Town of Cary has commissioned a Transportation Impact Analysis for this project. Details of any required mitigation improvements and specific access point locations will be finalized via a Developer Agreement with the Town and/or with construction drawing approval. An average of 1200’ separation with a minimum of 1000’ between median breaks along thoroughfares shall be maintained.

Typical sections for the proposed thoroughfare and internal collector roadways shall be constructed in accordance with the standards of the Comprehensive Transportation Plan. Short cul-de-sacs may consider 40’ right-of-way sections in order to bring building envelopes closer together and better preserve existing rear yard vegetation. Less dense portions of the project will consider the use of swale section roadways to promote more rural neighborhood characteristics and environmentally friendly design. The developer reserves the right to request reduction of the Town’s residential design standards to decrease disturbance of existing topography, and to provide traffic calming on residential streets, if site parameters call for this type of alternative design.

Pedestrian and Bicycle Facilities

The American Tobacco Trail (ATT) runs along the western boundary of the site. This provides a unique opportunity to connect portions of the Town of Cary’s Panther Creek Greenway system to the ATT. Internal greenway corridors shall be preserved to connect the various elements and neighborhoods within the project in addition to existing Town of Cary residences to the ATT. The proposed connection will accommodate both pedestrian and bicycle traffic. The remaining streets other than cul-de-sacs will have sidewalks on one side in an effort to reduce impervious surfaces within the Town of Cary’s Watershed. Portions of the project in SF-7 and SF-9 will develop under Southwest Plan guidelines and will incorporate an off-road greenway system as opposed to standard Town sidewalks.

Circulation Plan

1.3.5 Buffers, Open Space and Recreational Facilities

There are a number of significant open space features within the Weldon Ridge development that help define the character for the community. The stream buffers within the site are important in and of themselves, particularly in this area where Jordan Lake is approximately 2 miles away. Because of the location of the American Tobacco Trail in the western portion of Weldon Ridge adjacent to the school site, there is a wonderful opportunity for trail and sidewalk connections to a unique open space amenity. While the school site may technically not be considered as an open space feature, the fields, courts, etc. within this site only add to the amenities within Weldon Ridge. As this school site moves closer to development, a planned transition within the site will initially locate soccer and open play fields where future fields are planned. These fields will be available for community use until the school site fully develops. If this acreage were added to the open space figures below, the open space percentage provided within the development would increase to 31%. The recreation requirement for development has been met with the dedication of parkland to the Town.

Weldon Ridge Open Space System
Ponds & Stream Buffers	64.79 Acres
Streetscapes	20.63
Landscape Strips	7.20
Neighborhood Recreation Center	2.09
ATT Conservation Easement	4.75
Primary Open Space	3.98
TOTAL	103.44 Acres

Open Space Definitions

Stream buffer: Undisturbed land area adjacent to streams, ponds or channels. No land disturbance is allowed except for general clean-up, road crossings, pedestrian circulation, utilities, constructed wetlands and other stormwater devices.

Streetscape: Land area located along roadways with the purpose of providing a transition from vehicular circulation into the adjacent sites through the use of existing and/or proposed plant material, berms, walls, sidewalks, trails and other hardscape features. Stormwater devices required may be located in the outer 10’ away from the road. In areas where berms are not included, vegetation will typically be undisturbed. In those instances where existing plant material is deficient or has been disturbed during construction, additional plant material will be provided to meet Town of Cary Type C buffer standards.

Landscape strip: A permanent easement reserved to provide horizontal separation between land uses. Typically, existing vegetation would remain unchanged, but in those instances where existing plant material is deficient or has been disturbed during construction, additional plant material will be provided to bring the area to a Town of Cary Type B buffer standard.

American Tobacco Trail Conservation Easement: Undisturbed land area adjacent to the American Tobacco Trail. This 75’ area is made up of a 50’ HOA owned buffer and a 25’ easement over the rear of the adjacent residential lots. This 75’ section will then have a conservation easement placed over it for permanent protection.

Primary Open Space: Undisturbed land area provided along the American Tobacco Trail and Ernest Jones Road to meet SW Plan requirements.

Open Space Plan

1.3.6 Utilities

Water and sanitary sewer will be provided to this tract via extensions of current 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, Carolina Power & Light and other various public utilities will provide services to this property.

Sanitary Sewer Service

Sanitary sewer service will be provided to Weldon Ridge via construction of a pumping station at the project’s westernmost point. Effluent from the pumping station will be discharged into the existing Panther Creek outfall and eventually discharged into the Morris Branch pumping station. Future developments within the Town of Cary’s jurisdiction will require this effluent to be re-routed into the White Oak Creek basin. Mains for future extension will be provided to all properties tributary to the project. Reimbursements for off-site main construction and facility size increases will be identified in the project’s developer agreement. Any reimbursements would be in accordance with Town of Cary policies. The actual location of the sanitary sewer lines, sizing and points of connection will be determined during preparation of the infrastructure construction drawings.

The amount of average daily flow anticipated for this project is as follows:

a. Residential 642 DU’s x 280 GPD/Unit = 179,760

b. Church 1,200 Seats x 5 GPD/Seat = 6,000

c. Schools 2,200 Students x 15 GPD/Std. = 33,000

Estimated Average Daily Flow = 218,760 GPD

Water Service

Water service will be provided to this site via connection to and the extension of the existing 16” water line being constructed in Green Level Church Road and existing Yates Store Road.

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

1.3.7 Storm Drainage

The Weldon Ridge development is tributary to Indian Creek, which feeds into Jordan Lake in 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

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