The Fryar PDD is an approximately 94.0-acre planned development that combines a mix of very low density and medium density detached and attached residential uses, a small commercial site and common open space. The plan represents an attempt to achieve a balance among current Southwest Cary Area Plan concepts, Northwest Plan concepts, the influences of I-540, market dynamics and the adopted design philosophy for the development.
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 it was amended:
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1.3 General Development Intent
The masterplan provides 322 dwelling units representing a project density of 3.40 dwelling units per acre. The site is located in an area that falls within both the Northwest Area Plan and the Southwest Area Plan and this masterplan follows the requirements established in those plans. The one deviation is the small commercial area located because of the influences established by the I-540 corridor just to the west of the site.
1.3.2 Subdistricts Created and Defined
A summary of the subdistricts created within the Fryar PDD with their size, density and total units is presented below:
|
Subdistrict |
Acres |
Max. Density |
Min. Density |
Proposed Units |
Commercial Sq. Footage |
|
R-1 |
24.5 |
2.2 |
- |
54 |
-- |
|
R-2 |
65.4 |
8.0 |
3.0 |
268 |
-- |
|
C-1 |
2.5 |
-- |
|
-- |
22,000 |
|
TOTAL |
92.4 |
|
|
322 |
22,000 |
Note: The remaining site area of 1.94 acres lies within primary road rights-of-way. The total site area is 94.59 acres.
A breakdown of the standards governing development in each of the subdistricts is presented in Section 1.6.
1.3.3 Vehicular and Pedestrian Circulation
Fryar PDD proposes vehicular access directly onto the proposed Morrisville Parkway Extension through the extension of Highcroft Drive. Access to the site will also be provided along the southern boundary by Green Hope School Road. Road widening for Green Hope School Road will be completed with development of the project phases adjacent to the roadway.
Circulation Plan
1.3.4 Buffers, Open Space and Recreation Dedication
There are a number of significant open space features adjacent to and within the Fryar development that help define the character for the community. The stream buffers within the site are important in and of themselves, by additionally buffering off-site uses. As a part of the open space system, a 10’ greenway trail will be located in the northern stream buffer and dedicated to the Town as part of its greenway system as well as multi-purpose trails along Morrisville Parkway and Highcroft Drive. This trail will provide an east-west connector identified in the Northwest Area Plan. The cost of this trail and the easement where it is located will be credited against the required recreation payment for this project. Any greenway bridge will be credited the exact cost of the bridge as opposed to a linear footage credit.
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Fryar Open Space System |
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|
Pond & Stream Buffers |
21.41 Acres |
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Streetscapes & Landscape Strips |
3.98 |
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|
|
|
|
|
|
TOTAL |
25.39 Acres |
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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, and for any other activity also permitted by the Town of Cary LDO.
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 streetscape 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.
Water and sanitary sewer will be provided to this tract via connections to and improvements to the existing Town of Cary utility lines. There will be an off-site extension of the sanitary sewer outfall along Panther Creek. The total average daily flow anticipated for this project is as follows:
322 Residential Units x 280 GPD/Unit = 90,160 GPD
An existing Town of Cary water main existing in Green Hope School Road will serve the 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 Fryar PDD drains to Panther 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. Please note that greenway locations within riparian buffers shall only occur within Zone 3 of these buffers.
1.3.7 Phasing
For reasons of accessibility, exposure, the logical routing of utilities, and the desire to market the property off of existing roadways (primarily Green Hope School Road), construction and development activities within Fryar will begin from the south. Typically, development would then proceed northward with streets and utilities extending into adjacent properties as development occurs. All requirements proposed in the Traffic Impact Analysis and in Town ordinances will be met unless waivers or variances remove the requirement.