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Carpenter Village PUD Amendment STAFF CONTACT

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Carpenter Village PUD Amendment STAFF CONTACT TOWN COUNCIL IMPACT STATEMENT PETITION: 98-REZ-01: Carpenter Village PUD Amendment STAFF CONTACT: J.W. Shearin, AICP Senior Planner, 469-4080 APPLICANT(S): Charles M. Elam 280 Nottingham Drive Cary, NC 27511 OWNER(S): Ferrell Land Company, LLC/WW Partners, Inc. 150 Cornerstone Drive Cary, NC 27513 LOCATION: North and south of Morrisville-Carpenter Road between NC 55 and Davis Drive AREA: 368.79 acres PRESENT ZONING: Residential 30 Planned Unit Development (R- 30PUD) PROPOSED ZONING: Residential 30 Planned Unit Development (Amended) (R-30PUD) PREVIOUS CASE(S): (1) 97-REZ-04: Carpenter Village PUD Amendment (2) 97-REZ-48: Carpenter Village PUD Amendment GROWTH PLAN: Medium Density Residential, High Density Residential, Office & Institutional, Office & Industrial, Commercial, Open Space & Neighborhood Activity Center (NAC) OVERLAY DISTRICT: N/A SCHEDULE OF MEETINGS: TOWN COUNCIL PUBLIC HEARING: February 12, 1998 Tabled PLANNING & ZONING BOARD: May 18, 1998 Approved TOWN COUNCIL: June 11, 1998 Page 2 AMENDMENTS: MASTER LAND USE 1. Existing Parcels A-2, VC-1 and A-1 have been reconfigured in order to group the apartment buildings together. Since the original approval, the owners have discovered that financing conditions dictate that apartments be designed as one contiguous tract. Therefore, the parcel designation is proposed to change as shown on the map, with the apartment tract to the west of the Village Green and the commercial uses to the east. As part of the proposed parcel reconfiguration, the north-south road west of the Village Core has shifted somewhat farther to the west. This road realignment has therefore created a new Parcel E boundary and a new Parcel V-4 boundary as shown on the map. Staff recommendation: Approval 2. It is proposed that the number of apartments be increased from 275 to 370. Because of density reductions in other sections of Carpenter Village, the overall, project-wide increase in units is only 29 units. Changes since the Public Hearing: There will not be an increase in the number of units. The proposed mix will be as follows: Existing Proposed Single Family 437 406 Townhomes 182 170 Multi-family 275 330 Condominiums 12 0 906 906 Staff recommendation: Approval 3. The Village Core Commercial is proposed to include a retirement center of approximately 65,000 square feet and a daycare facility of approximately 8,000 square feet. The original PUD approval was for 110,000 square feet of commercial uses in the Village Core. We propose to reduce the approved commercial square footage to 105,000 square feet in order to accommodate the addition of the retirement center. The daycare square footage is included in the 105,000 square feet requested; the retirement center square footage is additional to the 105,000 square feet requested. Staff Recommendation: Approval since the applicant will need to declare the Page 3 type of retirement center at site plan and meet the applicable standards. 4. In order to clarify the location of the approved square footage for office uses, please note that the square footage approved for office uses in the Village Core is a total of 294,000 square feet, of which 46,000 square feet may be located in Parcel VC-1 south of Morrisville-Carpenter Road. Staff recommendation: Approval 5. In the event that a portion of the apartment units are furnished units for business people needing to rent an apartment for extended stays in the area, but for less time than a typical apartment lease, we are requesting that the parking ratio for those units be reduced to 1.25 spaces per unit. Since a larger than normal proportion of these units will be one-bedroom units, a reduced parking ratio is appropriate. Changes since the Public Hearing: Any request for parking reductions in this area will be handled within the site plan review process. Staff Recommendation: Approval 6. The layout plans shown for the multi-family and for the commercial sections of the Village Core are meant to be illustrative only. No architectural footprints have been developed for any buildings. The plans are meant to demonstrate the commitment of the developers to maintaining the illustrated relationship between the street, buildings and parking. The Coding section addresses issues related to building and parking placement, setbacks, architectural materials, building height, window openings, and scale. The developers have established an Architectural Review Committee that enforces the Codes for the development. Depending on final architecture, some buildings may vary in width or depth, interior parking may be slightly relocated, some buildings may shift slightly in location along the streetfront. As has been demonstrated through the phases now under construction, the developers have a strong commitment to the existing plan, and will continue to make every effort to closely follow the plans now shown. Staff Recommendation: In order for staff to have a basis for reviewing each development plan, we need to know a number relating to setbacks and other zoning regulations in order to know what is permitted. If the PUD does not mention the setbacks then it defaults to the zoning ordinance; therefore, staff needs at least an acceptable range so we know what will apply during site plan review. Provided that these items are address, staff recommends approval. Page 4 OPEN SPACE AND BUFFERS The primary purpose of the revisions to this map is to clarify the location of public open space and the possible location of neighborhood green space within individual neighborhoods. No change is requested for any buffers. Neighborhood green space in Parcels A, B and C, previously not counted in the overall project open space, is now designated as public open space because the neighborhood designs are complete and the location of the green space is definite. As neighborhood designs are completed, neighborhood green space, if any, will be added to the project’s common open space, as was the case for Parcel A, B, and C. Please note that the developers have already dedicated to the Town the twenty-acre park adjacent to Preston’s parkland dedication. The Carpenter Village parkland was dedicated at the start of land development and accomplished in one transaction, rather than in phases. Changes since the Public Hearing: A revised open space map has been included in the PUD document. This map indicates the open space will be recorded in phases as the development proceeds. The lake will be dedicated near the end of the development process. EXISTING OPEN SPACE CALCULATIONS: Residential Land: Approved: Residential 135.19 Project Recreation 2.64 Open Space/Buffers 97.73 R.O.W. 7.62 TOTAL 243.18 ACRES Residential Density 6.70 DU/AC Open Space Required 24.32 ACRES (10%) Open Space Shown: Open Space/Buffers 97.73 Project Recreation 2.64 TOTAL OPEN SPACE SHOWN 100.37 ACRES (41.3%) Page 5 PROPOSED OPEN SPACE CALCULATIONS Open Space Required Residential Land 152.58 Project Recreation 2.71 Open Space 95.06 R.O.W. 10.53 TOTAL 260.88 Open Space Required (10%) 26.09 Open Space Shown Open Space 95.06 Project Recreation 2.71 Neighborhood Green Space 5.75 Total Open Space Shown 100.81 (38.64%) (NOT INCLUDING PARK) Staff Recommendation: The current plan for open space indicates 100.37 acres plus the additional 20 acre dedicated park site. The proposed open space indicates 100.81 acres with the additional 20 dedicated park site. This is an increase of approximately .5 acres. The applicant has agreed to a phasing/recordation plan for the open space which will provide adjacent open spaces to be recorded with plans until the project reaches 50 percent of the total units proposed. At that time, the developer will record the balance due as required by the PUD ordinance. Staff recommendation: Approval CIRCULATION The proposed amendment for the Circulation map is to delete several paved pedestrian pathways. Paved pathways remain around the lake, and in several locations that provide access to the lake path. Carpenter Village proposed, and is constructing, sidewalks on both sides of every street, which exceeds the requirement of the Town. Because pedestrian circulation is encouraged throughout the neighborhoods as both a social goal and a circulation priority, the owners believe that circulation throughout the project is excellent. It is redundant to build the extent of paved pathways previously requested by the Town for pedestrian circulation outside of the neighborhoods, especially in light of the difficult topographic, wetlands and mature tree areas indicated for pathways. Construction equipment needed for grading and paving will significantly impact these areas that would be more appropriately left natural. The Circulation plan was created prior to having a wetlands delineation completed. Page 6 Changes since the Public Hearing: The applicant has provided two unpaved access points to the open play area on the eastern boundary of the project. Staff Recommendation: Staff met with the applicants and owners on site to determine field locations for changes concerning the greenway trails. Staff agrees with the applicant for the removal of the connection to the northeastern portion of the tract to Morrisville Carpenter Road. This area is heavily vegetated and contains some extreme wetlands. However, staff would like to see an additional connection provided from the single family Parcel B to the trail to which encircles the lake. This connection could be provided via the sewer easement that is currently under construction adjacent to the lake without further loss of vegetation. UPDATE: The applicant has now provided this connection to the main lake trail. Please note that the approved bus stop on the Village Green has been relabelled as “Bus Stop/TTA Station”. The developers will work with the Triangle Transit Authority to locate a TTA stop in an appropriate location in Carpenter Village.
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