CAMERON POND PPD AMENDMENT

 

Development Concept/Purpose Statement

Cameron Pond is a 143.10-acre residential master planned community.  The design concept for Cameron Pond is to encourage development that facilitates interconnectivity, pedestrian movement and a sense of place.  The development plan preserves open space and sensitively takes into account the topography of the site.  Greenway paths and sidewalks will connect each parcel, leading the residents to a Town of Cary Park and a project recreation facility.  The recreation facility is for the residents of Cameron Pond and will serve as a meeting place and play area for residents of all ages. 

 

The current master plan provides for 417 dwelling units.  The proposed amendment adds an additional 4 units to parcel SF-3 for a total of 421 units in the PDD and a total of 59 dwelling units in SF-3.  The area where the four units are proposed is already part of the PDD as existing open space.  A portion of the acreage will remain in open space.  The actual area being affected by the four lots is .70 acres.  It has been determined by the Army Corps of Engineers that the area being converted to the residential lots is not impacted by wetlands.  When the plat was recorded for the subdivision that included the open space, there was a note on the plan stating that pending future PDD amendments, this area of open space could be converted to lots.  This note was based on the determination of wetlands by the Army Corps of Engineers.   The current open space is 48.45 acres.  The proposed open space is 47.75.   The open space requirement for Cameron Pond is 14.31 acres.  Sidewalks are planned for both sides of all roads, except cul-de-sacs.  Private greenways are proposed in conjunction with the sidewalks to make Cameron Pond a walkable community.  The Town of Cary recreation requirement has already been met.

 

Cameron Pond will offer a variety of housing opportunities within close proximity to a major employment center, the Research Triangle Park, thus reducing traffic and travel time to and from work.  There are recreational opportunities within Cameron Pond including a neighborhood recreation facility for the residents of the development and a proposed Town of Cary Park site.  Cameron Pond will be a community where residents can live and enjoy the outdoors.  Given its location, Cameron Pond will be a premier community in Cary.

 

 

 

 

 

 

 

 

 

 

Development Parcel Description

 

Residential Parcels

Single-Family

In SF-1 (41.12 acres), there is a maximum of 118 dwelling units.  All units are single-family detached.

 

SF-1

Minimum setback requirements:

Minimum lot size for SF-1 is 9,000 square feet.

 

Buffers

·        A 100-foot thoroughfare corridor buffer adjacent to I-540 to the west

·        100-foot stream buffer along a portion of the SE corner of the parcel

·        30-foot undisturbed adjacent to the perimeter of the parcel ( south and east)

·        There is no buffer between SF-1 and SF-3.

SF-2 has 12.02 acres with a maximum total of 29 dwelling units.  SF-3 now has 16.13 acres with a maximum of 59 dwelling units.  The unit types may include the following:

·        Townhomes

Minimum setback requirements:

Minimum lot size for SF-2 is 7,000, square feet, SF-3 6,900 square feet

 

When building setbacks are less than five (5) feet from a sideyard line, a maintenance easement of up to 5 feet shall be provided on the adjacent property to facilitate building maintenance.  Garages and accessory buildings within rear yards have no setbacks.  Up to five (5)- foot maintenance easement from adjacent owners will be provided where setback is less than three (3) feet.

 

 

 

Buffers

·        A 100-foot thoroughfare corridor buffer adjacent to I-540 to the west

·        30-foot undisturbed buffer adjacent to the northern outparcel

·        There is no buffer between SF-3 and SF-1.

·        There is a 100-foot stream buffer between SF-2 and SF-1.

 

Streetscapes

 

Mixed-Residential

There is a maximum of 215 units in the MR-1 parcel.  The acreage is 23.88 for a density of 9.00 dwelling units per acre.

 The MR parcel may include the following housing types:

·      Cluster homes

·      Patio homes

·      Zero lot line homes

·      Townhomes

 

Minimum setback requirements:

·        Front yard: 15 feet with parking in front, 8 feet without parking

If rear-loaded alley parking-12 feet

·        Rear yard: 8 feet

·        Side yard: 6-foot aggregate, with no minimum

·        Corner side yard: 8 feet

No minimum lot size

Maximum height four- (4) stories

 

When building setbacks are less than five (5) feet from a sideyard line, a maintenance easement of up to five (5) feet shall be provided on the adjacent property to facilitate building maintenance.  Garages and accessory buildings within rear yards have no setbacks.  Up to five (5)-foot maintenance easement from adjacent owners will be provided where setback is less than three (3) feet.

 

Buffers

·        A 100-foot thoroughfare corridor buffer adjacent to I-540 to the west

 

 

Streetscape

·        30-foot streetscape adjacent to Carpenter Fire Station Road

 

Recreation/Park Parcels

Neighborhood Recreation Site

There will be a neighborhood recreation focal point facility within Cameron Pond.  This recreation facility is planned to serve those residents of Cameron Pond who do not have a recreation facility within their individual development.  The following amenities are planned for this site: clubhouse, swimming pool, parking area and a tot lot furnished with play equipment.  The clubhouse and recreational facility will serve as a meeting place for the residents of the owner-occupied dwelling units in Cameron Pond.  The site will be approximately 2.5 acres in size and will be located within SF-2.  The exact configuration of the neighborhood recreation site will be determined at time of site plan approval.

 

Town Park

There is a 16.29-acre of Town Park site within Cameron Pond PUD. 

 

There shall be no setbacks or interior buffers within the Recreation parcel.

 

Buffer

·        There is a 242-foot stream buffer along the southern portion of the parcel

·        There is a 20-foot Type B Buffer on the recreation site separating the recreation site from the residential parcels.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LAND USE NOTES

 

1.      Acreage may vary due to variations in parcel configuration.  Therefore, densities may vary from the numbers shown on the Master Land Use Plan.  In no case, however, shall the number of unit’s increase above the number approved for each parcel.

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

3.      All building setbacks shall be as specified in this PUD document and shall not be subject to any or all code changes.

4.      Within MR-1, development will orient buildings, views, and public access towards the Morris Branch open space corridor to the extent feasible and practical given topography and housing product type, with the specific approach determined at site plan approval.

5.      The following front setbacks are required for arterial or major thoroughfares: 50 feet from the right-of-way.  The 50 feet includes the required streetscapes.  If a side or rear yard is adjacent to an arterial or major thoroughfare, the following setbacks will apply:  The side or rear setbacks as specified in the PUD document for the individual parcels will apply in addition to any required streetscape. 

6.      All single-family lots will develop under the Town’s subdivision regulations.  

7.      All types of buffers and streetscapes shall be as specified in this PUD document and shall not be subject to any or all code changes.

8.      The exact configuration and dimension of open space areas shall be determined at time of subdivision or site plan approval.

9.      No additional recreational space or open space above and beyond what is specified in this PUD document shall be required of any parcel.

10. Sidewalks will be provided as per the circulation plan.  There will be sidewalks on both sides of the major thoroughfare, both sides of the north-south collector, one side of all other streets and no sidewalk on cul-de-sacs.

11.  Exact location of access points shall be determined at subdivision or site plan approval.  Additional access points may be added if warranted by type of land use, topography, type of housing.  Access points are subject to NCDOT approval.. 

12.  Places of worship, YMCA’s, schools, libraries and recreational facilities are permitted uses in all parcels.

13. Tree Conservation Methods:

 

Here are some provisions that will be used to protect trees as the development proceeds.

                           

 

 

 

 

          

             

Deed Restrictions on the Rear Setbacks

Lots containing slopes of 25% or greater will have a deed restriction
requiring the rear 30 feet to be preserved except for utilities, stormwater
facilities and roadways. Streetscapes may be reduced to no less than 20
feet to aid in the protection of natural vegetation on the site.

Statement made to the builders in regard to clear cutting

Clear cutting of the existing SF-1, SF-2 and SF-3 wooded lots is prohibited by the Developer of Cameron Pond.  Each builder will be required to obtain developer approval prior to the start of construction.  The expected clearing limits used would be to remove any trees within 15’ of the sides of the foundation, 20’ in the front and 30’ in the rear unless said limits encroach into buffers or deed restricted areas.  The main intent would be to accommodate the future house, driveway, provide an adequate backyard, and provide proper drainage.  Clearing additional trees would be discouraged in the architectural review process and would only reduce the market value of the finished home.  The party that will grant final approval to the individual homebuilders is the overall subdivision developer.

 

     Architectural review process

The builders are required to obtain architectural review prior to the start of construction.       The review includes a review of the house placement on the lot as shown on the plot plan.  Builders by contract must agree to this process and are subject to fines if they do not do so. The party that will grant final approval to the individual homebuilders is the overall subdivision developer.

 

 

     Neighborhood Protective Covenants        

       The protective covenants can address and require the final homeowner to      obtain approval prior to removing any trees from their lot.  Should they             remove trees without permission they will be fined and subject to strict          replanting requirements.

 

 

 

 

 

14. Upon issuance of a building permit for each residential dwelling unit within Cameron Pond, Cameron Pond or its designee will pay the Town the following amount based on the size of the dwelling to comply with the Town’s APF ordinance for schools:

·        One bedroom -                         $500 per dwelling

·        Two bedroom -                      $1,000 per dwelling

·        Three bedroom -                   $2,000 per dwelling

·        Four bedroom -                     $3,000 per dwelling

·        Over four bedrooms-            $1,000 per bedroom

 

 

15. MR-1 tract: As agreed to by the applicant, buildings, views, and public access will be oriented towards the Morris Branch open space corridor to the extent feasible and practical given topography and housing product type, with the specific approach will be determined during site plan approval.

16. The cross-section of the north/south collector is a 2-lane, median-divided roadway.

17. The MR-1 tract requires development to orient buildings, views, and public access towards the Morris Branch open space corridor to the extent feasible and practical given topography and housing product type, with the specific approach to be determined during site plan approval.

18. Modify the cross-section of the north/south collector to be a 2-lane, median-divided roadway.

19. Make the clarifications identified above to the language of the PUD.

20. The multi-family terminology is changed to reflect townhomes, patio homes, and cluster dwellings.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OPEN SPACE, BUFFER AND STREETSCAPE NOTES

 

Open Space

The open space requirement for Cameron Pond is 14.31 acres.  Open space provided within the PUD is 47.75 acres.

 

Streetscape

Streetscape is an area located along a street to provide special plantings, community identity or other landscape treatments.  The provision of streetscapes along public right-of-ways is not to totally obscure development.  The purpose is to provide a transition area, establish an image for the development and reinforce the character of the project.  The streetscape will be re-vegetated when the streetscape is void of natural vegetation or when clearing and/or grading for roadway improvements encroach more than 33% into the required thirty-foot (30) streetscape yard.  If re-vegetation is required, it shall resemble a native stand of indigenous plant material, installed at the following rate per fifteen hundred square feet (1500) of disturbed streetscape:

·        2 deciduous, hardwood trees (Oak, Poplar, Gum, etc.) @ 8’ ht.

·        5 Evergreen trees (Virginia/Loblolly Pine, Red Cedar) @4’-5’ ht.

·        5 Evergreen/Deciduous shrubs (Wax Myrtle, Holly, etc.) @ 2’ ht.

 

In the parcels where residential development faces out onto a thoroughfare, collector street or residential street, the streetscape will adhere to the above standards.  Where residential development backs up to a thoroughfare, collector street or residential street, an opaque streetscape will be provided.

 

Stream Buffers

Stream buffers 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, utilities, stormwater devices and where permitted within the Town’s Watershed Protection Ordinance.  Lotting is not permitted in stream buffers.

 

Undisturbed Buffers

Undisturbed buffers are excluded from the development parcel and will be maintained by the appropriate owners association.  These areas will remain undisturbed except as required for the construction of streets, pathways, utilities and water quality devices.  Disturbed areas shall be re-vegetated according to Town of Cary C buffer requirements.  Lotting is not permitted in undisturbed buffers.  In order to promote healthy vegetation within undisturbed buffers, underbrush and trees (less than 5” caliper in diameter for larger trees and less than 2” caliper for understory trees) may be trimmed or removed.

 

Tree surveys in undisturbed buffers will not be required provided tree protection measures are in place prior to land disturbance.

 

Conceptual Phasing Schedule

 

2004

62 Single-family lots

25 Patio homes

87 Total

 

2005

60 Single-family lots

25 Patio homes

53 Town homes/condominiums

138 Total

 

2006

84 Single-family lots

59 Town homes/condominiums

134 Total

 

2007

62 Town homes/condominiums

62 Total