STAFF REPORT

Planning and Development Committee, July 27, 2006


Highcroft Village – Request Waiver of Greenway Requirements (PR07-03)
Consideration of waiving greenway easement requirements associated with the Highcroft Village PDD Phase 2B site plan (05-SP-034)

Speaker:  Doug McRainey


From:  Mary G. Henderson, PRCR Director
Prepared by:  Doug McRainey, Parks Planning Manager
Approved by:  William B. Coleman, Jr., Town Manager
Approved by:  Benjamin T. Shivar, Assistant Town Manager

 

Impact Properties Group has submitted a site plan for phase 2B for Highcroft Village which includes 100 single family homes.  Highcroft Village is located between the proposed Outer Loop and NC55.  This 360-home development project was approved in 2005.  Proposed greenways from the approved master plan are adjacent to or are proposed through this site.  Impact Properties Group is requesting a waiver from providing a specific greenway easement to meet the Town’s Parks, Recreation and Cultural Resources Facilities Master Plan requirements.

 

Per Town Ordinance 8.1.2 (D), when a site plan is submitted, the owner/developer of the property is required to provide a 30’-wide easement for the purposes of constructing a Town of Cary greenway to comply with the Town’s Parks, Recreation and Cultural Resources Facilities Master Plan.  The developer is requesting a waiver for the reasons listed in the attached letter as well as an alternative proposal.

 

In place of the greenway, Impact Properties proposes constructing a multi-use trail and additional greenway connections.  Specifically, the following is proposed (see attached map):

 

  1. The developer agrees to replace the proposed greenway which is adjacent to the stream buffer behind lots 28 to 43 to an area on the front of the same lots with a multi-use trail. Developer agrees to construct an 8'-wide concrete multi-use path from Lot 28 to Green Hope School Road.

 

  1. Developer will construct approximately 500' of greenway from the Stitt property outside the 50' stream (Zone 2) to Road 1 and donate the corresponding 30'-wide greenway easement to the Town of Cary.

 

  1. Developer agrees that the construction of the multi-use trail and greenway will be at their expense and that a payment-in-lieu for the 100 units will still be owed to the Town for the required dedication of 2.86 acres.  The required payment-in-lieu will be $228,571.43. (2.86 ac x $80,000 per acre [appraised value])  The developer agrees that this payment-in-lieu is only for Phase 2B, and that additional payment-in-lieu will be owed when future phases of Highcroft Village are submitted.

 

Staff has reviewed this request and supports the greenway easement waiver along with Impact Properties’ alternative trail proposal because it will result in 1) a constructed greenway/multi-purpose trail system that can be used by residents immediately as opposed to easements which might not be constructed for years;  2) the greenway will be difficult to construct when the Town does budget for it;  3) with the multi-use trail, sufficient access will still be provided;  4) will allow the multi-purpose trail’s impervious surface to be treated by on-site best management practices; and lastly, 5) it will allow the trail to be constructed at the developer’s expense.

 

The Greenway Committee unanimously supported this proposal at its May 2006 committee meeting.

 

Fiscal Impact:  While there is no immediate impact, construction of the multi-use trail and greenway trail by the developer will result in the potential future savings of approximately $90,000 for the Town of Cary.

 

Staff Recommendation:  Staff recommends waiving the greenway easement and approving the developer proposed trail improvements for the Highcroft Village Phase 2B site plan.

 


 

 

 

July 10, 2006

 

Mr. Doug McRainey, Parks Planning Manager

Town of Cary Parks, Recreation and Cultural Resources

316 North Academy Street

Cary, North Carolina 27513

 

RE:       Highcroft Village Tracts 1 & 2

            Town of Cary Review #05-SB-034

            WR Project #02040191.0

 

Mr. McRainey:

 

We are providing this letter on behalf of Impact Properties Group to request a waiver to the location of the proposed greenway trail that bisects the site from southwest to northeast.  The waiver request is based on discussions between the Town of Cary staff and the developer.  The Developer proposes to relocate the proposed greenway from the area adjacent to the stream buffer behind lots 28 to 43 to an area on the front of the same lots.  The developer would then construct the balance of the greenway from the Stitt property along the stream buffer to the intersection of Road 4 and Road 1. From that point the developer would construct an 8’ wide multi-purpose path connection the greenway to Green Hope School Road.   Reasons for the waiver are as follows:

 

  1. The developer is offering to construct the segments of the greenway and multi-purpose trial at their own expense.  Currently the developer is not required to built the subject greenway, only dedicate an easement.  Under the current proposal the developer would construct the facilities without reimbursement from the Town of Cary.  This will not only save the Town of Cary money, but also allow the facilities to be in place prior to any residential construction, thereby eliminating future resident concerns relative to construction in the rear of the homes and yards.

 

  1. The proposed relocation will have positive environmental impacts.  The current greenway location will require approximately 1 additional acre of clearing and grading on the site all in the immediate vicinity of a Town of Cary stream buffer.  The greenway construction being adjacent to the stream buffer would also place impervious surface runoff in an area that is untreatable prior to entering the riparian buffer.  The proposed revision would place the multi-purpose trail in a location already proposed for clearing and grading and in an area where the runoff from the impervious surface will be treated by the sites proposed BMP construction.

 

  1. The subject greenway is not constructible in the current configuration. Topographic constraints both natural and manmade on adjoining sites will not all the greenway to be constructed in a manner that will meet the slope requirements for a functioning greenway system.  The adjoining commercial site is creating significant is being graded to an elevated level in an effort to meet the adjoining grades of NC Highway 55 and Green Hope School Road.  These slopes will create a barrier that will prevent reasonable connection of the greenway to Green Hope School Road.

 

  1. The current greenway configuration does not make an appropriate connection to Green Hope School road. The current configuration connects the greenway system to Green Hope School road through a gas station and convenience store site currently under construction.  The proposed revision to the greenway would allow the multi-purpose trail to be constructed entirely within a residential area.  We feel this is a more appropriate environment for pedestrian traffic.  The owners of the adjoining commercial facility have also expressed concerns that a greenway connection through their site might encourage people to use their private parking facilities for use of the greenway system.

 

We feel the proposed waiver will benefit both parties, in addition to the environmental benefits highlighted above.  We respectfully request this matter be forwarded for consideration as expeditiously as reasonable. Please advise should you require additional information.  We appreciate your assistance regarding this matter.

 

Sincerely,

WITHERS & RAVENEL, INC.

 

 

 

 

 

Jason A. Bertoncino, PE

 

 Attachments

 

CC:      Colon Davidson, Impact Properties Group


 

Highcroft site layout