20170314 Ver 4_20170314 Ver 3_2020-03-10 Revsied Wetland Impact justification_20200318_20200318

WETLAND IMPACT REQUEST > SCP-19010
2905 Meridian Parkway, Durham, NC 27713 / 919. 361. 5000 creating experiences through experience
March 10, 2020

Ms. Debbie Shirley
Soil & Environmental Consultants
8412 Falls of Neuse Road, Suite #104
Raleigh, North Carolina 27615

RE: Twin Lakes – South Parcel
Wetland Impact Request
Cary, North Carolina
SCP-19010

Ms. Shirley,

Please accept this letter for the request to impact approximately 0.15-acre of wetlands for construction of a proposed
200-unit apartment development on a 5.59-acre oddly configured parcel in the Twin Lakes development on Lake
Grove Boulevard in Cary, North Carolina.
Several existing and Town imposed contraints on the site lead to the request to impact this small area of wetlands.
The development of the property requires the connection of a public or private street crossing the wetlands to connect
to Lake Grove Boulevard.

Town of Cary – Land Development Ordinance
Chapter 7 - Connectivity - Section 7.10.3 Standards for Streets/On-Site Vehicular Circulation
The following standards shall be met for all site and subdivision plans and for redevelopment of sites.
(A) Street Connectivity
(2) For non-residential, multi-family, or mixed used developments of greater than five (5) acres, an
organized and complete street network must be provided with an emphasis on connectivity
throughout the development and for future adjacent development. Sites, five (5) acres or less, must
provide street connections with adjacent properties (i.e., taking into account the future
development/redevelopment of these properties).
(a) All access points from public thoroughfares and collectors shown on the Comprehensive
Transportation Plan shall be connected with each other through a continuous network of public or
private streets. (Non-residential private streets are not required to meet public street
standards.) Connections between thoroughfares and collectors shall be direct while maintaining a
functional and organized street network. Limited parking in front of buildings along
these streets may be provided.

Primary circulation through a development shall meet the following standards:
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1. Vehicular access spacing on the street is limited to no less than one hundred fifty (150) feet;
2. Intersections, driveway, or drive aisle connections with the streets shall be substantially
perpendicular to the street;
3. Access points shall align with opposing access points on the street or shall be offset by at least
one hundred fifty (150) feet; and
4. Adjacent lots or outparcels must share access drives.

In accordance with this section of the ordinance this, greater than 5-acre site, must provide a connection through the
site to Lake Grove Boulevard to extend the street network from the property to the north through this parcel and to
provide connectivity between Airport Boulevard, Davis Drive and Lake Grove Boulevard which are all defined
thoroughfares or collector roads on the Town’s Comprehensive Transportation Plan.

http://townofcary.org/home/showdocument?id=14423

A section of Davis Drive is in the Town of Morrisville Town Limits. The roadway width requirement is consistent from
south of Morrisville Parkway to Airport Boulevard to the north.
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The location of the intersection of the connection with Lake Grove Boulevard is also required to be offset from the
existing entrance to the Grace Park development on the south side of the street, pushing the road to the east.

Secondly, the buildings are required to be placed to front on a street.

Town of Cary - Site Design Standards
Section 4. Building Placement
- All buildings must front a public or private street. Arrange buildings to orient to and help define the street,
to frame corners, to encourage pedestrian traffic, and define a space.
- Within Mixed Use Overlay Districts, building entrances must address major streets and/or intersection
corners.

Therefore, the layout of this site has the buildings either fronting on Davis Drive or Lake Grove Boulevard.
The existing wetland area is +/- 125-feet off the right-of-way of Lake Grove Boulevard. There is an existing greenway
easement along the frontage of this parcel on Lake Grove Boulevard. There is also a 20-foot minimum width
streetscape required beyond the easement along this street frontage. The two buildings on this southern portion of
the property are placed to front on Lake Grove Blvd. Lake Grove Blvd. is generally 10- to 12-feet above the elevation
of the existing wetland. The building finished floor elevation will relate to the street aesthetics and access
requirements. The greenway easement area and 20-foot streetyard will slope minimally toward the street. Therefore,
the finished floor of the building will be set +/- 1.5-feet above the existing curb. The back of the 70+ foot deep building
will have sidewalks connecting to the parking deck and surface parking which include accessible parking spaces. To
construct these elements to meet the regulatory and functional requirements, fill of approximately 12- to 14-feet is
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required over the wetland. See exhibit below depicting the existing elevations and probable design elevations for the
buildings.

If you have any further questions or require additional information, please do not hesitate to contact me at (919)
361-5000 or by email at [e-mail]. Thank you.

Sincerely,
MCADAMS

William H. Derks, PE
Director, Commercial

WD/lgh