1.1        PURPOSE

The Carpenter/Hatcher PDD is a planned residential development.  The property is located east of Carpenter Upchurch Road and south of Morrisville Carpenter Road.  The amendment is to add 1.18 acres to the existing PDD.  The proposed acreage is 24.76.  (Acreage is approximate.)

 

1.2        APPLICABILITY

 

 

Vicinity Map for the Proposed Amendment to the Carpenter/Hatcher PDD

 

This zoning district shall apply to the geographic land area shown on the above map     and on the Official Zoning Map as adopted by the Town of Cary or as may be amended.  

 

 

1.3        GENERAL DEVELOPMENT

1.3.1     Land Uses

The Carpenter/Hatcher PDD is a planned residential development.  The uses planned for the PDD are single-family detached and mixed residential.  The mixed-residential uses include patio homes, townhomes and condominiums. 

 

The PDD is compatible with the development that has occurred and is planned for the surrounding area.  The development will add housing to support the activity center that is planned for the area just south of this rezoning.

The PDD is also located within the Town’s proposed Carpenter Area Plan.  The uses and road network proposed are in conformance with Carpenter Area Plan.  The proposed PDD is vital to the overall success of the Carpenter Area Plan.  Tract 1 and 2 will address certain hardscape elements at the time of site plan/subdivision approval.  These elements include signage and lighting. 

 

1.3.2     Vehicular and Pedestrian Circulation

Vehicular access is shown on the proposed Master Land Use, Circulation, and Open Space/Buffer Plan.  The road connection to the south may be either public or private.   Sidewalks will be provided as per Town ordinance.

1.3.3     Buffers, Open Space and Land Dedication Requirement/P.I.L.

Buffers and their widths are indicated on the Conceptual Master Land Use, Circulation, and Open Space/Buffer Plan.  

The open space requirement for the Carpenter/Hatcher property is 5% for a total of 1.24 acres.  The total open space acreage in the development is 4.42 acres.    

 

The applicant is requesting a payment-in-lieu to meet the Town’s land dedication ordinance. 

 

1.3.4     Utilities

Water and sanitary sewer will be provided to this tract via extensions of proposed Town of Cary utility lines.  Additionally, Public Service gas, BellSouth, Time Warner Cable, Progress Energy and other various public utilities will provide services to this property.

 

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

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1.3.5     Phasing

                        This project is proposed to develop in accordance with the following                                                schedule, although the phasing schedule may change due to changes in                                 market conditions.

 

 

Single Family

Mixed-Residential

Phase I

Spring/

Summer 2006

 

 Phase II

Fall/Winter

2006

 

Phase III

Spring/

Summer 2007

Spring/

Summer 2007

 

1.3.6     Road Improvements

The roads improvements within the proposed development are in conformance with the proposed Carpenter Area Plan.  Road improvements are also consistent with the Town’s Comprehensive Transportation Plan. 

 

1.3.7         Disclosure Statement

All buyers are required to sign an airport noise disclosure statement.

 

1.4               DISTRICTS CREATED AND DEFINED

                                                           Acres                Number of Units            

Single Family

 

24.25

 

77

Mixed Residential

 

.51

 

3

Open Space

 

4.42

 

 

TOTAL

 

24.76 (inclusive of open space)

 

 

 

1.5        ALLOWED USES

 

Principal uses allowed in the district are detailed in the Use Table contained in this Section.  Accessory or ancillary uses normally associated with these primary uses and which do not constitute more than 25% of the gross floor area on a site are allowed in conjunction with the principal use.

 

 

 

 

 

 

 

TABLE OF PERMITTED USES

            The table below sets forth the uses allowed within all districts:

 

 

Use Category

Use Type

Single-Family Tract 

Mixed-Resi-

dential Tract

RESIDENTIAL USES

 

 

 

Household Living

 

 

 

 

Boarding house

S

S

 

Detached dwelling

P

P

 

Duplex dwelling

 

P

 

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

Day care home, large

S

S

 

Day care home, small

P

P

Park and Open Space

Athletic field, public

P

P

 

Community garden

P

P

 

Park, public

P

P

Religious Assembly

All

S

P

Recreation

Neighborhood recreation center, public/private (indoor)

P

P

Recreation

Athletic field, private

P

P

Recreation

Neighborhood recreation center, public/private (outdoor)

P

P

Retail Sales and Service

Farm market

P

P

 

 

1.6        STANDARDS FOR NEW DEVELOPMENT

 

1.6.1     Compliance with Development Plan Procedures Required

All new development shall be subject to development plan review in accordance with Section 3.10 of the Cary Land Development Ordinance, except as otherwise stated in this PDD document.

 

1.6.2     General Development Requirements

As applicable, the following general requirements shall govern development within the Carpenter Hatcher PDD:

           

(A)      Measurement of Acreage, Density, and Units

Acreage may vary due to variations in parcel configuration. Therefore, densities may vary from the numbers shown on the Master Land Use Plan, Circulation, and Open Space/Buffer Plan.  In no case, however, shall the number of units or square footage increase above the number approved for the entire tract.

 

(B)      Reduction of Building Setbacks

All building setbacks may be reduced a maximum of 10% by Town of Cary staff.

 

(C)      Interior Buffers or Building Setbacks

Within all nonresidential parcels, there shall be no interior buffers or building setbacks.      

 

 

 

 

 

             (D)     Buffers

All widths and types of buffers and landscape strips shall be as specified on the Conceptual Master Land Use, Circulation, and Open Space/Buffer Plan and within this PDD document and shall not be subject to any or all code changes. 

 

             (E)     Streetscapes

There are no streetscapes planned, as this proposal is part of the Carpenter Community Plan.  There will be street trees right off the right-of-way in the front yards. 

 (F)      Open Space Configuration and Dimensions

The exact configuration and dimension of open space areas shall be determined at the time of subdivision or site plan approval.  No additional recreational space or open space above and beyond what is specified in the PDD Document shall be required of any parcel.

 

             (G)      Sidewalks

Sidewalks are planned for the PDD as per Town of Cary requirements.

 (H)     Land Dedication

A payment-in-lieu is being proposed to meet the land dedication requirement. 

 

 (I)       Access Points

General access points are identified on the Land Use, Circulation, and Open Space/Buffer Plan.  Exact location of these access points shall be determined at subdivision or site plan submittal.

 

 (J)       Recreation Facility

A private recreation facility may be located on the site, including within land designated as open space.

 

 (K)     Street Connectivity

Connectivity requirements will be met.

 

 (L)      Street Layout

The proposed street layout may vary due to topography and building configurations. 

 

 

 

 

 

 

 

 

1.7               SPECIFIC DEVELOPMENT STANDARDS

The following development standards shall apply to all uses within each district of the proposed PDD:      

 

Use

Minimum Lot Dimensions

Minimum

Building

Setbacks

 

 

Max. Height

(ft)

 

 

 

 

 

 

 

 

Area (sf)

Width (ft)

Roadway (ft)

Side (ft)

Rear(ft)/

Corner (ft)

 

 

 

 

From

 

 

 

Detached dwellings

6,000

60’

 

Public street r/w:

18’ w/parking in front, 8’ w/out parking

10 feet aggregate with 5 feet minimum

20’ rear/

18’ corner w/ parking; 8’ corner w/out parking

35’

Attached dwellings*

 

0

0

Public street r/w:

18’ w/parking in front, 8’ w/out parking.

Private street back of curb:

18’ w/parking in front, 8’ w/out parking

6 feet aggregate with no minimum

15’ rear /12’ corner

45’

*For attached dwellings, building-to-building separation will be a minimum 10 feet.  Building setbacks for attached dwellings will be a minimum 10 feet from boundary property line and a minimum 10 feet from all buffers. 

 

1.8        OPEN SPACE, BUFFERS AND STREETSCAPES

 

1.81      Streetscapes

No streetscapes are proposed, as this PDD is part of the Carpenter Community Plan.  There will however be street trees right off the right-of-way in the front yards. 

 

1.82      Open Space

The open space requirement is 5% of the site or 1.24 acres.  The total open space acreage in the development is 4.42.

 

1.83      Stream Buffers

Stream buffers within the proposed PDD shall be undisturbed land areas reserved adjacent to streams to protect water quality.  No grading is allowed within the stream buffer except for street crossings, pedestrian paths, utility extensions, stormwater devices and where permitted within the Town’s Watershed Protection Ordinance. 

 

1.9        MAPS

1.9.1     Conceptual Master Land Use, Circulation and Open Space/Buffer Plan