Old Maynard is a 40.87-acre planned community that combines a mix of medium-density residential uses with common open space. A variety of streams and ponds and their associated buffers along with the future Kit Creek Greenway Trail and private recreation site provide open space opportunities that are protected and incorporated into final site designs. The plan represents an attempt to achieve a balance among current Carpenter Area Plan concepts, (which is located immediately south of this area) 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:
Figure 1: Official zoning map showing areas immediately adjacent as medium density. The smaller, lighter shaded section of the site is 3.25 acres and zoned AR. The ochre-shaded, larger parcel is zoned medium density. The proposed greenway separates and buffers higher density land uses from the site.
1.3 General Development Intent
The master plan provides 151 dwelling units representing a project density of 3.7 dwelling unit per acre. As dictated by the Carpenter Area Plan, 9.31 acres of primary open space must be preserved in order to achieve this gross density. However, 12.45 acres have been provided.
Total Site Area 40.77 AC
Base Density .5 DU/AC
Base Units Allowed 20 Units
Max. Allowed Density 8 DU/AC
Max. Allowed Units 326 Units
Required Primary Open
Space to Achieve Max. Allowed Units 9.31 AC
(1AC/35 units)
Provided Primary Open Space 12.45 AC
1.3.2 Subdistricts Created and Defined
A summary of the subdistricts created within the Old Maynard PDD with their size, density and total units is presented below:
|
Subdistrict |
Acres |
Density |
Total Units |
Alternate Land Use |
|
SF-1 |
4.6 |
58 |
-- |
|
|
SF-2 |
12.19 |
4.1 |
48 |
-- |
|
AR-1 |
4.20 |
10.6 |
45 |
-- |
|
Rec. Center |
2.27 |
|
|
AR Residential |
|
TOTAL |
31.21 |
|
151 |
|
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
Old Maynard will have vehicular access directly onto newly constructed Old Maynard/Louis Stephens Drive as required by the Carpenter Area Plan. Old Maynard streets will be curbed and guttered to meet the guidelines and intent of the Carpenter Area Plan and the Town of Cary Standards for medium density residential neighborhoods. Pedestrian circulation is provided by a series of internal public and private greenways along riparian areas and sidewalks. Two five-foot wide sidewalks will be located along the outside perimeter of proposed bifurcated Old Maynard/Louis Stephens Drive.
Roadways
The Transportation Impact Analysis commissioned by the Town for this project is forthcoming. Details of any required mitigation improvements and specific access point locations will be finalized via a Developer Agreement with the Town of Cary with construction drawing approval. Typical parcel access points are indicated on the attached Circulation Plan. The dimensions and geometries for the proposed Louis Stephens Drive are as per the Town of Cary Master Plan and engineering criteria.
The project will use curb and gutter section roadways to promote more typical suburban residential neighborhood characteristics. The developer reserves the right to request reduction of the Town’s residential design standards to decrease disturbance of existing topography, provide traffic calming on residential streets, as well as promote a more walkable community if site parameters call for this alternative design.
Pedestrian and Bicycle Facilities
The proposed Kit Creek Greenway runs along the western portion of the site while a Town park is located along the southern boundary. This provides a unique opportunity to connect portions of the Old Maynard open space and greenway systems to the larger public greenway system and major area parks. Internal greenways and trails (see 1.3.4) would connect these amenities and neighborhoods within the project in addition to existing area neighborhoods. Complementing the traditional five-foot wide sidewalks are private six-foot wide mulched trails to facilitate pedestrian circulation within the project.
Circulation Plan
1.3.4 Buffers, Open Space and Recreational Facilities
There are a number of significant open space features adjacent to and within the Old Maynard development that help define the character for the community. Because of the location of the Kit Creek greenway to the west and stream buffer park located in the center of the site, there is a unique opportunity for trail and sidewalk connections to significant open space amenities. The stream buffers within the site are important in and of themselves, particularly linking this neighborhood into the greater public greenway network.
The remaining recreation requirement for the development will be met by a payment-in-lieu of land dedication.
As required by Cary’s Carpenter Area Plan, additional primary open space must be provided in order to reach density incentives. The primary open space in Old Maynard occurs in two forms: extra buffer area along perimeter and internal roadways running along and through the neighborhood and extra preserved open space along the American Tobacco Trail. The buffer along the trail will be further enhanced by the placement of a conservation easement as an overlay on this land area.
|
Old Maynard Open Space System |
|
|
|
Acres |
|
Ponds & Stream Buffers |
7.25 |
|
Streetscapes & Landscape Buffers |
5.20 |
|
Neighborhood Recreation Center |
2.27 |
|
Primary Open Space |
12.45 |
|
TOTAL |
14.72 Acres |
Open Space Definitions
Stream Buffer: Undisturbed land area adjacent to streams, ponds or channels. No land disturbance is allowed except for 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 opaque buffer standards.
Landscape Buffer: 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.
Primary open space: Land area identified in the Carpenter Area Plan used as a means to achieve residential density credits. Allowed locations for this open space are: streetscape/road setback beyond 50' on thoroughfares and collectors; contiguous open space surrounding the contributing structure (minimum 1 acre); upland forest that is contiguous to other Primary open space; primary greenway corridors (i.e. from Greenway Master Plan) that are outside 100' stream buffer.
Open Space Plan
Water and sanitary sewer will be provided to this tract via extensions of and improvements to the existing Town of Cary and Morrisville 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, 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.
Sanitary Sewer Service
Sanitary sewer service will be provided to Old Maynard via a network of gravity lines; however, no sewer service is adjacent to the property. Two options are being explored to provide the necessary sanitary sewer for this project. Option A is the construction of a gravity outfall from the property along Kit Creek until it intersects with the existing Kit Creek interceptor line. The actual location and sizing of this option will be determined during preparation of the infrastructure construction drawings. With this option, the developer will request to enter into a reimbursement contract to allow for the costs associated with offsite water main construction to be reimbursed in accordance with Town of Cary policy.
The second option is the construction of a pump station and associated force main. Existing infrastructure is located on Davis Drive, the Cary Sportsplex, or Carpenter Village. The actual location and sizing of the sanitary sewer lines will be determined during preparation of the infrastructure construction drawings. The total average daily flow anticipated for this project is as follows:
151 Residential Units x 280 GPD/Unit = 42,280 GPD
Water Service
Water service will be provided to this site via extension of the existing 16” water line located along on the Morrisville side of Old Maynard Road. Water mains will be sized in accordance with the requirements of the subdivision. An 8” waterline shall stubbed to the future park site to the South. The developer will request to enter into a reimbursement contract to allow for the costs associated with offsite water main construction to be reimbursed in accordance with Town of Cary policy.
All construction associated with
utility infrastructure shall be completed in accordance with the Town of Cary standard specifications and details.
The Old Maynard PDD drains to an unnamed tributary of Kit Creek, which feeds into 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
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.
Old Maynard proposes to construct a series of 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 ponds, alternative level spreaders and other innovative practices as approved by the Town of Cary. All BMPs shall be provided in accordance with NCDNER rules and regulations, in addition to the Town’s requirements.
Old Maynard is also subject to the Town of Cary’s ordinance for Reservoir Watershed Protection District 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.
Stormwater Plan
For reasons of accessibility, exposure, the logical routing of utilities, and the desire to market the property off of existing roadways (primarily Old Maynard/Louis Stephens Drive), construction and development activities within Old Maynard will begin from the south. Typically, development would then proceed eastward with streets and utilities extending into adjacent properties as development occurs. The accompanying Phasing Plan illustrates that all of the development be accomplished in one phase. It is too small to be broken into more than a three-year period for final platting.