DEVELOPMENT PLAN REPORT

APPLICANT

OWNER

Bass, Nixon & Kennedy, Inc.

Habitat for Humanity

Location:

The property is located at 406 and 412 Waldo Street .

Development Review Committee Recommendation:

The Development Review Committee recommends approval of the plan.  The recommendation includes approval of a modification to Section 7.2.3(J) of the Land Development Ordinance to allow riparian buffer area to be located within the proposed lots.

Town Center Review Commission Recommendation:

The Town Center Review Commission unanimously recommended approval of the plan with the following conditions:

• Allow a modification to Section 7.2.3(J) of the Land Development Ordinance to permit the riparian buffer area to be within the proposed lots.
• All outdoor HVAC systems be located four feet above base flood elevation.

 The applicant agreed to incorporate this condition into the plan.

TOWN OF CARY CASE MANAGER

Bob Benfield, Senior Planner

Phone:  (919) 469-4045

Email:  bob.benfield@townofcary.org

PROPOSED SCHEDULE OF MEETINGS

    TOWN CENTER REVIEW COMMISSION:

February 23, 2005

    TOWN COUNCIL:

March 10, 2005

PROJECT DESCRIPTION

 The plans propose to remove two existing triplexes, subdivide two existing lots into six single-family lots and install a single-family dwelling on each new lot created.

PARCEL INFORMATION

Parcel #

Realid #

Area

0764716588

0068561

0.43 ac.

0764718605

0068560

0.68 ac.

Totals

1.11 ac.

ZONING AND LAND USE PLAN COMPLIANCE

Current Zoning: Town Center District

Sub-zoning Category: Medium Density Residential (MDR)

Town Limits:  [ X ] In

Land Use Compliance: The Land Use Plan calls for Medium Density Development (3-8 units per ac.)

Current 20^th Day Enrollment at the schools for which this parcel is currently zoned:

Building Capacity

Percent occupied

Projected Number of Students

Cary Elementary

704

539

123%

1

Reedy Creek Middle

921

903

102%

1

Cary High

2,209

1,618

127%

1

Total for all Zoned Schools

3,834

3,060

125%

3

LANDSCAPE

The Landscape Plan provides for street trees, vehicular use area screening along Waldo Street , foundations plantings around each dwelling, and preservation of natural forest area located behind the proposed dwellings.

BUILDING ELEVATION

 Building Height:  20’

Building Size:  1.083 square feet (Basic Dimensions: 28’ X 42’)

Building Materials:  Brick foundations, siding, asphalt shingled hip roofs.

Main Dwelling Colors Options:  Beige, tan, light blue, light green, taupe, light yellow and coral.

Dwelling Trim Color:  White

Dwelling Roof Color:  Gray

TRAFFIC

No Traffic Impact Study was required.

Staff Contact:  Dick Moore, 462-3937, Email:  dick.moore@townofcary.org

ROADWAY DESIGN

  Waldo Street is a standard 27’ back-to-back roadway located in 50’ of right-of-way.  No additional roadway widening or right-of-way dedication is required.

Staff Contact:  Tammy Spivey, 462-3933, Email:  tammy.spivey@townofcary.org

UTILITIES

 The proposed subdivision would utilize existing water and sewer mains located in Waldo Street .

Staff Contact:  Shuyan Tian, 469-4381, Email: shuyan.tian@townofcary.org

STORM WATER

 Habitat For Humanity, Waldo Street Subdivision proposes to create six single family lots which would include existing riparian buffer within the southern area of each lot.  Generally, single-family lots created through a site and/or subdivision plan process are not allowed to plat into riparian buffer area.  However the Town council may allow riparian buffer area on lots if all of the following conditions are met.

(1) The buffer impacts a limited part of the subdivision (e.g., less than ten lots);

(2) There is no other reason for the formation of a homeowners association (e.g., covenant, other

common areas);

(3) The buffer is placed in a permanent conservation or other legal instrument dedicated to the Town

(required documents must be provided prior to recording the plat for the impacted area).

(4) Buffers allowed to be included in lots under this section shall meet the requirements of Section

7.2.3 (J), Ownership of Buffers.

The impervious surfaces created by six new dwellings would be the same as the pervious space currently associated with the existing triplexes (to be removed) therefore, the new dwellings would be exempt from the riparian buffer rule.  The riparian buffer area is proposed to be placed in a permanent conservation easement that would extend across all proposed lots.  Regarding condition 4, because the subdivision would only contain six lots, the applicant feels that subdividing out riparian buffer area into its own lot, would unnecessarily create a burden on the property owners within the subdivision.  Therefore the applicant is requesting a modification to the ownership of buffers provision to allow the riparian buffer area to be located on each lot.

Staff Contact:  Tom Horstman, 469-4347, Email:  tom.horstma@townofcary.org

AFFORDABLE HOUSING

The Town of Cary is financially assisting Habitat for Humanity in the development of Waldo Street Subdivision as an affordable housing project. The Town is contributing $265,000 towards the acquisition of the property and in the demolition of the two existing triplexes.  In exchange for this funding Habitat will construct six affordable units for purchase by families earning 60% or less of the area median income.

This project helps implement a number of goals of the Affordable Housing Plan adopted by Town Council on May 11, 2000 .  The replacement of rental housing with homeownership units helps to stabilize this neighborhood, improve the appearance of Waldo Street and will result in the removal of a hazardous structure that has been a blighting influence to the surrounding area.

Staff Contact:  Philip Smith, 469-2049, Email: philip.smith@townofcary.org

PROPERTY OWNER NOTIFICATION AND CONCERNS

 Adjoining property owners were notified of the proposed subdivision.  Staff has received no inquiries regarding this proposed development.