1.1       PURPOSE

The Greystone PDD is a +196.61 acre master-planned residential community focused on a mix of detached and attached single-family residential units. A large percentage of the site is envisioned to be left as open space.  

1.2       APPLICABILITY

This zoning district shall apply to the geographic land area shown on the following map and on the Official Zoning Map as adopted by the Town Council or as may be amended. This property has since been annexed into the city limits following the initial PDD approval.

            Vicinity Map for the Proposed PDD

1.3       GENERAL DEVELOPMENT

1.3.1    Land Uses

The Master Plan provides a maximum of 648 residential dwelling units composed of single-family detached and single-family attached products. An overall density of 3.30 dwelling units per acre is proposed. However, the proposed land use and densities for each individual tract conforms to the Town’s respective adopted Southwest Land Use Plan and Northwest Land Use Plan which calls for medium density and low density residential in the Northwest Plan; low density and very low density in the Southwest Plan.

1.3.2    Vehicular and Pedestrian Circulation

            The proposed development will provide vehicular and pedestrian                                               circulation. Refer to the Conceptual Circulation Plan for additional details.

1.3.3 Buffers, Open Space and Recreational Facilities

The open space land dedication requirement is 20 acres. The open space acreage totals 59.85 acres, or approximately 30% of the gross acreage of the site. This includes perimeter and stream buffers; open space; and natural areas.

Perimeter buffers are indicated on the Open Space Plan.  All perimeter buffers shall be planted to the Town’s buffer standards. Where adjacent property is vacant, one-half of the required buffers will be provided.  

1.3.4    Utilities

Water and sanitary sewer service will be provided to this project via extensions of current Town of Cary utility lines.  The project is tributary to the Panther Creek basin to the north and tributary to the White Oak Creek basin to the south with Green Level Church Road being the approximate ridgeline.  Connection to the existing 24” Panther Creek interceptor will require approximately 2,750 feet of off-site sewer that will traverse the Hawes Parcel Park and require an easement from the Town of Cary in order to construct.  Based on the Town’s master plan, this sewer line is to be 12 inches.  This construction will be eligible for a reimbursement contract in accordance with Town of Cary policy.

Sanitary sewer service to the parcels north of Green Level Church Road and west of Green Level to Durham Road will be provided by the connection and extension of two existing 8-inch sewer lines within the Southbridge Subdivision.

The parcels south of Green Level Church Road will be served via a proposed pump station that will discharge to the proposed gravity sewer extension described above.  Ultimately, this pump station will be taken offline and sewer will be directed to the West Cary pump station (approximately 2 miles south) which is scheduled for completion in 2 years.  Based on the Town’s master plan, a 48-inch gravity line is to be extended from the pump station north through this project to Green Level Church Road; however the construction schedule of this line is unknown.  The on-site portion of the 48” gravity line (approximately 600 feet) will be constructed with the subdivision development.  This construction will be eligible for oversize reimbursement in accordance with Town of Cary policy.

The anticipated maximum amount of average daily flow for this project is 210,000 gpd based on 750 dwelling units at 280 gpd/du.

Water service will be provided via connection and relocation of the existing 16-inch within Green Level Church Road.  In addition, a 12-inch waterline will be extended along the east side of Green Level to Durham Road and along the north side of Morrisville Parkway.  The 12-inch waterline extension along Green Level to Durham will connect to an existing 8-inch line from the Southbridge Subdivision.  Construction of these lines will be eligible for oversize reimbursement in accordance with Town of Cary policy.

Waterline connections to the subdivision development will consist of 8-inch lines that will be looped internally within the subdivision.  The actual location of the waterlines, sizing, and connections will be determined during construction plan preparation.

1.3.5    Storm Drainage

This development is tributary to Panther Creek and White Oak Creek which are tributary to Jordan Lake and Cape Fear River basin.  Therefore this project is subject to the Town of Cary Reservoir Watershed Protection (Jordan Lake Watershed) and must adhere to the requirements outlined in the LDO.  Under the Jordan Lake Watershed, it is anticipated that the project will use the Low Density Option based on the impervious area percentage.  However, if the High Density Option is required, appropriate BMPs will be proposed in accordance to the requirements outlined in the LDO.  In addition, total nitrogen control and 1-year design storm peak attenuation will be addressed on an overall development basis.  Best management practices may include wet detention ponds, dry detention ponds, constructed wetlands, alternative level spreaders, and other innovative practices as approved by the Town of Cary.

1.4       SUBDISTRICTS CREATED AND DEFINED

In order to present the full range of zoning and development requirements for each different area, this zoning district is divided into sub-districts as follows. 

Sub -district	Acres	Max. Number Units	Max Density
A	43.47	277	6.37 du/ac
B	6.47	51	7.88 du/ac
C	9.61	28	2.91 du/ac
D	17.33	51	2.94 du/ac
E	67.91	202	2.97 du/ac
F	9.56	9	.96 du/ac
G	7.99	30	3.75 du/ac
ROW	19.2	--	--
Rec Area&Open Space	15.07	--	--
Totals	196.61	648	3.30 du/ac overall

1.5       ALLOWED USES

Principal uses allowed in each sub-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.

            Explanation of Table Abbreviations:

(A) Permitted Uses

A “P” in a cell indicates that a use category is allowed “by right” in the respective zoning district.  Permitted uses are subject to all other applicable regulations of this Ordinance, including the General Development Regulations set forth in Chapter 7 of the L.D.O.

(B) Special Uses

An “S” in a cell indicates that a use category is allowed only if reviewed and approved as a special use, in accordance with the special use review procedures of Section 3.8 of the L.D.O.

(C) Accessory Uses

An “A” in a cell indicates that a use category is allowed by right as an accessory, ancillary, or incidental use to a legally-established principal use in the respective zoning district.  Accessory uses are subject to all other applicable regulations of the L.D.O.

(D) Prohibited Uses

A blank cell indicates that the use type is prohibited in the zoning district.

(E) Additional Regulations

Regardless of whether a use category is permitted by right, as a special use, or as an accessory use, there may be additional regulations that are applicable to a specific use.  The existence of these use-specific regulations is noted through a section reference in the last column of the use summary table entitled “Additional Regulations”.  References refer to subsections of Section 5.2 in the L.D.O., Use-Specific Regulations.  These regulations apply to all districts unless otherwise specified and may not be varied. 

Permitted Use Table for Greystone PDD Use Class is listed for determining the type of perimeter buffers
Use Category	Use Type and Use Class	Tracts A& D-F		Tracts B&C            Use                           Standards
Household Living	Boarding House				5.2.1(A)
	Caretaker Residence				5.2.1(B)
	Detached Dwelling	P		P
	Duplex Dwelling			P
	Manufactured Home				5.2.1(J)
	Manuf. Home Park
	Mobile Home
	Multi-family dwelling				5.2.1(F)
	Patio dwelling	P	P		5.2.1(H)
	Residential in Non-Residential Building				5.2.1(I)
	Semi-detached/attached dwelling	P	P
	Townhouse	P	P		5.2.1(K)
Group Living	Dormitory				5.2.1(C.)
	Group home	P	P		5.2.1(D)
	Life Care Community				5.2.1(E)
	Nursing Home				5.2.1(G)
Cemetery	All	S	S
Cultural Facilities	Library	S	S
	Museum	S	S
Day Care	Child day care center	S	S		5.2.2(B)
	Day care home, large	S	S		5.2.2(B)
	Day care home, small	P	P
Government Service	Governmental Office	S	S
	Public Safety Station	P	P
	Public Utility Station	P	P
Park and Open Space	Athletic field, public	P	P		5.2.2(A)
	Community garden	P	P
	Outdoor amphitheater, public
	Park, public	P	P
	Neighborhood recreation center public	P	P
	Resource conservation facility	P	P
Permitted Use Table for Greystone PDD Use Class is listed for determining the type of perimeter buffers
Use Category	Use Type and Use Class	Tracts A&D-F		Tracts B&C           Use                          Standards
Religious Assembly	All	S	S			5.2.2(E)
Educational Use	Pre-school	S	S
	College
	School	S	S			5.2.2(C.)
Non-Governmental Utilities	Utility facility, major	S	S
	Transportation Center
	Utility Sub-station, minor	S	S
Recreation/Entertainment, Indoor	Amusement Establishment
	Commercial indoor recreation facility					5.2.3(F)
	Neighborhood Recreation Center indoor/outdoor private	P	P			5.2.3(F)