Weldon Ridge is a 418.43 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 5.0
acres to the original site.
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
The existing master plan provided 642 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 1.53 dwelling units per acre. With the additional site area and revisions to existing parcel densities, the project now provides 650 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 |
29.29 |
1.8 |
52 |
|
|
AR-1 |
17.67 |
6.0 |
105 |
|
|
Rec. Center |
2.09 |
- |
- |
|
|
TOTAL |
254.22 |
|
650 |
|
|
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.
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
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 650 DU’s x 280 GPD/Unit = 182,000
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 = 221,000 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.
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
§
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)
The proposed development will be planned and constructed in a manner emphasizing the protection of the existing wetland areas, riparian buffers and streams. Disturbance of wetland and riparian buffer areas shall be prohibited except where required to construct road crossings, utilities, greenways, stormwater best management practices (BMPs) and other items specifically allowable by the US Army Corps of Engineers, NCDENR, and the Town of Cary. Disturbance of riparian buffers for the above mentioned practices would be limited to those necessary to promote a safe, functional and desirable community.
Weldon Ridge proposes a series of existing and
constructed BMPs to provide compliance with the Town of Cary’s Stormwater
Management Plan for New Development. The
project development will address the two main parameters of the Town’s
stormwater ordinance - total nitrogen control and 1-year design storm peak
attenuation - on a development-wide basis.
Best management practices may include:
wet detention ponds, dry detention basins, alternative level spreaders
and other innovative practices as approved by the Town of Cary. All BMPs shall be provided in accordance with
NCDENR rules and regulations, in addition to the Town’s requirements. Additionally, all BMPs that are required to
provide 85% suspended solids removal shall provide peak flow attenuation up to
and including the 5-year design storm for the areas tributary to the basin.
Weldon Ridge is also subject to the Town of Cary’s
ordinance for Reservoir Watershed Protection Districts for the Jordan Lake
Watershed sub-area. The development will
comply with the watershed protection requirements in each Development Plan
submittal. If any Development Plan
exceeds the maximum percent impervious area coverage, then appropriate BMPs
will be specified in accordance with the High Density Option. The overall goal is to use the Low Density
option wherever possible.
1.3.8 </