HomeMy WebLinkAbout20230491 Ver 1_Old Milburnie Village Town Council Staff Report_20230627Town of Knightdale
Staff Report
Title: ZMA-9-20 Old Milburnie Village
Planned Unit Development
Staff: Kevin Lewis, Senior Planner
Date: July 21, 2021
Director Signature: CH
Asst. Town Manger Signature:
Town Manager Signature:
I. REQUEST:
McAdams Company, on behalf of Suncrest Real Estate & Land and JPM South Development, has submitted an
application requesting a Zoning Map Amendment to rezone approximately 91.53 acres between Old Milburme Road and
Old Crews Road, identified by Wake County PINS 1745-87-2891, 1745-97-2793, and 1755-17-9228, from Rural
Transition (RT) to General Residential 3 Planned Unit Development (GR3-PUD) to allow for the construction of a 267-
lot single-family and townhome subdivision.
II. PROJECT PROFILE:
PROPERTY LOCATION:
2812 & 2824 Old Milburme RD, 1712 Old Crews RD
WAKE COUNTY PIN:
1745-87-2891, 1745-97-2793, and 1755-17-9228
CURRENT ZONING DISTRICT:
Rural Transition (RT)
PROPOSED ZONING DISTRICT:
General Residential 3 Use Planned Unit Development GR3-PUD
NAME OF PROJECT:
Old Milburnie Village
APPLICANT:
David Ber mark, McAdams Company
PROPERTY OWNERS:
Bradley Upchurch, Charles & Patricia Carr, WT Cary LLC WG
Partners
DEVELOPER:
Suncrest Real Estate, JPM South Development
PROPERTY SIZE:
91.53 acres
CURRENT LAND USE:
Vacant/Undeveloped
PROPOSED LAND USE:
177 single-family lots and 90 townhome units
PROPOSED OPEN SPACE:
30.82 acres
III. BACKGROUND INFORMATION:
The Planned Unit Development District (PUD) is a re -zoning process which is designed to encourage master planning of
development and to coordinate such progress so as to manage the impacts on the provision of Town Services and
infrastructure. The PUD encourages creativity and innovation in the design of developments, but in return for this
flexibility the expectation is for communities to provide exceptional design, character, and quality; provide high quality
community amenities; incorporate creative design in the layout of buildings; ensure compatibility with surrounding land
uses and neighborhood character; encourage the creation of mixed density neighborhoods, neighborhood nodes, and
mixed use centers; further the goals of the KnightdaleNext 2035 Comprehensive Plan including the Growth Framework
and Growth & Conservation maps; and provide greater efficiency in the layout and provision of roads, utilities, and other
infrastructure.
There are several provisions which are required to be addressed by the applicant, including, but not limited to design
guidelines and dimensional standards, public facilities, recreational open space, and Comprehensive Plan consistency.
The applicant's specific exceptions are detailed in Section VI of this staff report.
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A joint public hearing with the Land Use Review Board and Town Council was held at the June 17, 2021, Town Council
meeting. The following items were discussed by Council and LURB members, the applicant, e at the meeting, and the
applicant has provided additional information since.
1. Transportation & Parking
a. Public Hearing Concern: Public comment received during the Council meeting expressed concern from
nearby residents in the Brighton Knoll and Lewis Farm neighborhoods over the possibility of cut -through
traffic should the existing stub -outs within their neighborhoods be connected.
Concern received includes how and when the Traffic Impact Analysis was conducted. Questions from
Council included how this proposal will affect the Level of Service of nearby intersections.
b. Applicant Response: Cross connections are required by the UDO and have been requested by Council
during the evolution of this project. Making these connections provides existing neighborhoods
alternative means of ingress and egress should the existing routes be damaged or blocked in the future.
An analysis conducted by the applicants traffic engineer found that cutting through adjacent
neighborhoods would add one and a half to three minutes of travel time, compared to accessing the site
via the main driveway entrances on Old Milburine or Old Crews Roads.
The TIA was conducted in June of 2018 during the school year. A growth factor of 3% per year was
applied to generate traffic counts which would reflect current trips at the subject intersections.
c. Staff Analysis: Connections to existing stubs promotes a comprehensive transportation network, and
encourages alternative means of travel, including walking and cycling. The proposal has seen multiple
iterations, with different connections proposed. The applicant has been able to add land to this proposal,
which makes the second connection into Brighton Knoll possible. Additionally, the TIA recommends
installing stop control measures within the Lewis Farm neighborhood to increase safety. Staff believes
the majority of trips from residents within the proposed development will access Old Milburnie and Old
Crews Roads via the new connections being made with the median -divided collector.
The TIA was reviewed by Town Staff, including engineering, and found to be in compliance with all
UDO regulations concerning LOS.
2. Housing & Design
a. Public Hearing Concern: Due to the lack of builder, additional standards should be considered to help
guide the design of housing. Specifically, a minimum square footage for single-family units is desired,
and the elimination of parging as a treatment on foundations. Additional single-family elevation examples
are desired as well.
Council expressed concern over the proposed driveway length of 20-feet, and requested it be extended to
a minimum length of 25-feet to accommodate larger vehicles. Additionally, locations for additional on -
street parking should be explored.
b. Applicant Response: All foundations will be wrapped in brick or stone on all sides. Additionally,
driveways for single-family front -loaded units shall be a minimum of 25-feet long. Single story ranch
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Staff Report
detached homes will be a minimum of 1,600 square feet and two story detached homes will be a minimum
of 1,800 square feet.
c. Staff Analysis: Staff supports the request for updated standards and elevations and will continue to work
with the applicant to find a solution.
3. Mass Grading:
a. Public Hearing Concern: The applicant has requested the ability to mass grade the 65 single-family
front -loaded lots, in addition to the remaining residential lots which are already permitted to be mass
graded. This has been a very common request of Council lately, a trend which is concerning. Additional
information, including the scope of the request, is needed. Council has also requested that the applicant
should explore areas which could remain undisturbed.
b. Applicant Response: Due to the topography of this area, the applicant is limited on the amount of
buildable land and all open space requirements are being met. The applicant requests the ability to mass
grade an additional 11.7 acres on site, or 12.9% of the overall land.
c. Staff Analysis: Staff supports the request for a revised mass grading request with a detailed description
of the area to be disturbed and the reason for the request.
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44 Staff Report
IV. PROJECT SETTING — SURROUNDING ZONING DISTRICTS AND LAND USES:
The proposed rezoning features three parcels, located between Old Milburmc Road and Old Crews Road. The parcels are
located within the Town's Extra Territorial Jurisdiction and will require annexation into Corporate Limits, if approved.
DIRECTION
LAND USE
ZONING
North
Residential, Brighton Knoll Subdivision
RT, RR
South
Residential, Lewis Farm Subdivision
RT, RR
East
Residential, Vacant
RT
West
Residential, Vacant
RT, GR3
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Staff Report
GR3
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�r GRJ
RT
RT
X
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V. PROPOSED MASTER PLAN:
The applicant has submitted a full Master Plan in accordance Section 16.6 of the UDO. The applicant is proposing a
residential subdivision of 267 lots, featuring the follow mix of housing types:
• 65 single-family front -loaded units
• 112 single-family rear -loaded units
• 90 townhome units
At this time, the developer has not determined what builder(s) will be partnering in this proposal. Section VII contains
the proposed architectural standards and examples of housing products which meets the spirit and intent of these standards.
Staff continues to work with the applicant on this item.
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Staff Report
STAFF SITE PLAN ANALYSIS:
Staff has reviewed the plan for consistency with the UDO and found the site plan to generally be in compliance with the
required provisions. The following items are being highlighted for Council review and further consideration.
Open Spaces
The applicant is proposing to provide three main open space areas throughout the development, totaling 30-acres.
These opens spaces provide a variety of amenities which can be used year-round, instead of a typical pool and
clubhouse. All open spaces will be adjacent to on -street parking to ensure easy access for residents and their
visitors. "The Commons", labeled as Open Space A, will feature a pavilion, fire pits, seating, public art, and
courtyards which will encourage a multitude of activities for residents. This will be on the northeast side of the
roundabout and provide a unique front yard for a handful of townhomes.
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_PAVILION WITH ENTERTAINMENT OPTIONS
. FIRE PITS, SEATING, HAMMOCKS �--
PUBLIC AR7
. PEDESTRIAN COURTYARDS ,
"The Market", identified as Open Space B, will offer a public square being fronted by townhomes and providing
a terminus for the extension of Brilliant Drive from the north. This area will contain a community garden, open
areas for recreation, walking trails to a SCM featuring a fountain, and a pedestrian connection to Old Milburnie
Road and Neuse River Middle School.
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I RECREATION ZONES
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"Central Park", identified as Open Space C, will act as a connection between the two above mentioned open
spaces and is located to the southwest of the roundabout. This area will feature a playground with restroom
facilities, the cluster mailbox, public art, walking trails, and a tree orchard to help promote adequate tree coverage.
"CENTRAL PARK"<
. MAIL KIOSK + RESTROOM FACILITIES
- - PLAYGROUND
- - - - - PUBLIC ART--
'UBLIC ROAD . WALKINGTRAILS
PLAY LAWNS
1BLIC 50` RAW ^ TREE ORCHARD
-
In the eastern portion of the site, a SCM will feature a fountain and walking trails, connecting the sidewalk along
the public street. A playground will also be provided in this area to ensure these residents have easy access to
active open space features.
STORMWATER MANAGEMI
FEATURE WITH FOUNTAIN
i
WALKING TRAILS
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Connectivitv
Early iterations of this proposal did not provide a full connection between Old Milburnie and Old Crews Roads.
As the plan evolved, the applicant was able to secure the rights to the eastern parcel, initially to make the
connection only, and then to add land to the overall development. This helps to further achieve the comprehensive
nature of the Street Network Map, provides multiple points of ingress and egress, and creates a more thoughtful
development which better utilizes resources.
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This median divied collector feautres a roundabout at it's central intersection. This intersection feeds onto
neighborhood side streets and connects to an exsiting stub to the north, Brilliant Drive. Other exisitng stubs to the
north (Endwell Drive) and south (Old Lewis Farm Road) will provide connections to the Brighton Knoll and
Lewis Farm subdivisions, respectfully. Section 9.5.C.1 of the UDO requires these connections be made, in order
to proivde a compreheisve network of transtportation options for residents.
As previouysly menitoed, a pedestrian connection will be made along Old Milburnie Road to Nesue River Middle
School, to provide an alteriatve mode of access to and from the site for students. This connection will require
frontage improvements along Old Milbunie Road in the form of curb, gutter, and sidewalk.
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Landscaping
Due to the proposed zoning (GR3) and zoning of surrounding parcels (RT, RRl, and GR3), buffers are not
required for this development. However, the applicant is providing a 20-foot Type B buffer around the majority
of the site, especially in areas adjacent to existing single-family homes. Elsewhere, open spaces or areas where
land will not be disturbed are planned to help buffer the proposal naturally.
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TYPE 'B' BUFFER — OPTION I
The median of the proposed east/west collector will be 9-feet in width and allow for vegetation to be planted
within. With the addition of required street trees on either side of the road and single-family rear -loaded lots
fronting this road, the street scape of this development will be unique and full of character. The roundabout,
meandering nature of the collector, and presence of active open spaces along the road will help to keep vehicle
speeds low to ensure pedestrian safety.
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VI. LEGISLATIVE CASE PROCEDURES:
Staff met with the development team in April 2020 to discuss the potential of a project at this location and worked with
them through several preliminary sketch plan details. A Planned Unit Development rezoning is a legislative public
hearing, which requires certain application procedures including having a pre -application meeting with staff and holding
a neighborhood meeting with any property owners within 200 feet of the outer boundaries of the subject development.
Below is a timeline of the required elements.
Pre -application meeting: April 14, 2020
Neighborhood Meeting Notices Mailed: April 2, 2021
Neighborhood Meeting: April 15, 2021
The virtual neighborhood meeting was held via Zoom on April 15, 2021. Approximately 21 neighbors attended the
meeting to receive information about the proposal and share their thoughts. Comments included concern over the amount
of density on site, housing, traffic impact including the potential for cut-thru traffic, stormwater and environmental
impacts, and buffers. A copy of the mailed notice, list of recipients, and summary of the meeting are attached as part of
the application packet.
Additionally, the Town of Knightdale followed public hearing notice requirements as prescribed in the North Carolina
state statutes.
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First Class Letters Mailed: June 3, 2021
Sign Posted on Property: June 3, 2021
Legal Ad Published in the Wake Weekly: June 4 & 11, 2021
Following the formal submittal and review of the proposed master plan, the applicant met with the Development Review
Committee (DRC) on May 13, 2021 to discuss the technical comments and details associated with the proposed
subdivision plan. Staff discussed with the applicant concerns involving landscaping and hardscaping, elevations and
architectural standards, connectivity, open spaces, and buffers.
The DRC voted unanimously to continue the proposal pending the applicant addressing the review comments and Town
Council approving the Rezoning request.
VII. PROPOSED PLANNED UNIT DEVELOPMENT:
In support of their Master Plan, the applicant submitted a PUD document that includes a vision for their proposed
development, statements of plan consistency, architectural design standards, proposed alternative standards, and open
space information.
Staff has reviewed the submittal in accordance with UDO Sections 2.15.0 and 16.5 and found that all submittal
requirements have been met. Staff also reviewed the plans for conformance with the General Residential zoning district
and other applicable UDO sections. The applicant's requested alternative standards are listed in the section below.
A. Public Utilities/Water Allocation Policy: The applicant is proposing to connect to public water and sewer. In
accordance with Section 16.5.P of the UDO, the applicant is proposing to obtain the required 50 points with the
following features:
Point Total
Major Residential Subdivision
15
Bonus Point Item
Residential Architectural Standards for House &
Townhouse Ch. 5
15
Construct a Fountain Within a SCM
4
Stormwater Control, Bioretention
5
Outdoor Display of Public Art
4
IPEMA Certified Playground
4
On -Street Public Parking
4
Total Water Allocation Policy Points
51
B. Architectural Standards: As previously mentioned, the developer has not yet selected a home builder for this
project. In lieu of architectural elevations, the developer has provided the following architectural standards along
with examples of housing product that the selected builder shall design their homes to substantially emulate which
meets the requirements of these proposed standards. Staff continues to work with the developer on this element
of the plan.
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1. Single -Family House Standards:
A. Single-story/ranch detached homes will be a minimum of 1,600 square feet.
B. Two story detached homes will be a minimum of 1,800 square feet.
C. All Single -Family houses shall have a 2-car garage.
D. All front entrances shall be raised from the finished grade (at the frontage line) a minimum of 18 inches
in height and be wrapped in brick or stone.
E. Foundations shall be raised slabs, stem wall, or crawls 18" in height and wrapped in brick or stone.
F. Usable porches and stoops shall be a minimum of six (6) feet deep and extend more than 50% of the
facade.
G. Wall materials shall be limited to a combination of wood clapboard, cementitious fiber board,
shingle/shake, drop siding, primed board, wood board and batten, brick and/or stone.
H. Front facades shall be comprised of a minimum of two (2) of the listed wall materials, one of which shall
be brick or stone.
I. Roof Materials may be comprised of the following: standing seam metal, asphalt shingles, copper, or
wood shingles. Roofs should feature multiple breaks.
J. No vinyl siding shall be permitted. Vinyl trim and soffit are permitted.
K. Principle roofs shall have a pitch between 6:12 and 12:12
L. Eaves shall project 8-12"
M. On front -loaded units, garage doors shall not exceed 45% of the corresponding facade's total width. All
front -loading garage doors shall contain window inserts and carnage style adornments.
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2. Townhome Standards:
A. Townhomes shall include a minimum of 1,400 heated square footage.
B. Townhome units may vary in width from 20' x 26' wide. A minimum of 60% of Townhome units shall
be 22' wide or wider.
C. Townhomes less than 22' in width shall have a 1-car garage and all Townhomes 22' or wider shall have
a 2-car garage. All Townhomes shall be rear loaded.
D. Townhomes may be 2 story or 3 story buildings. Up to a maximum of 40% of the townhome units may
be 2 story.
E. All front entrances shall be raised from the finished grade (at the frontage line) a minimum of 18 inches.
F. Foundations shall be raised slabs, stem walls or crawls and clad in brick or stone.
G. Wall materials shall be limited to a combination of wood clapboard, cementitious fiber board,
shingle/shake, drop siding, primed board, wood board and batten, brick and/or stone.
H. Roof Materials may be comprised of the following: standing seam metal, asphalt shingles, copper, or
wood shingles.
I. Front facades shall be comprised of a minimum of two (2) of the listed wall materials, one of which shall
be brick or stone.
J. Townhouse Buildings shall have doors, stoops, balconies, terraces and/or windows on any facade clearly
visible from a public right-of-way.
K. No vinyl siding shall be permitted. Vinyl trim and soffit are permitted.
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L. Principle roofs shall have a pitch between 6:12 and 12:12.
M. Eaves shall project 8-12".
N. All front entry doors shall have window inserts.
O. All townhomes shall provide detailed design along all facades visible from a public right-of-way. A
minimum of one (1) architectural feature from three (3) of the four (4) categories shall be utilized.
i. Entrance
1. Recessed Entry with 6" min. width door trim
2. Covered stoop (5'x5' min)
3. Usable porch a minimum of 5' deep and extending more than 50% of the facade.
ii. Building Off -Set (Min. of 2 per building cluster)
1. Facade Off -set (12" min.).
2. Roof Line off -set (12" min.).
In. Facade
1. Bay Window.
2. Balcony.
3. Window Trim (4" min. width).
4. Patterned Finish (Scales, Shakes, Wainscoting, etc.)
iv. Roof
1. Dormer
2. Gable
3. Cupola/Tower/Chimney
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PROPOSED ALTERNATIVE UDO STANDARDS:
In accordance with UDO Section 15.C.5, Planned Unit Development rezonings allow the applicant to request exceptions
to certain standards identified in the NMX zoning district. These requests should be fair and reasonable, and the proposed
alternate means of compliance should meet the spirit and intent of the UDO. The applicant's exception requests are as
follows:
A. Lot Dimensions (Section 2.7.13.3):
• Required: In accordance with UDO Section 2.7.13.3, driveways for single-family homes on lots less than 80-
feet in width shall be located in the rear. All driveways shall be minimum of 35-feet in length.
• Requested: The applicant is proposing 60' wide, front -loaded lots. Additionally, a minimum driveway length
of 20-feet is proposed for rear loaded lots and a minimum driveway length of 25 feet is proposed for front
loaded lots.
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B. Permitted Building Type Ratio (Section 2.7.13.2):
• Required: The maximum number of Townhouse buildings in a GR development shall not exceed 30% of the
total number of units.
• Requested: The applicant proposes a development which consists of 33.7% townhomes, or 90 units. A
number of these will front public open spaces and the collector running through the site.
C. Lot Frontage Requirements (Section 4.2.A):
• Required: All lots are required to front a public right-of-way, for ease of access and consistency of new
developments.
• Requested: Approximately 44 of the townhome units will front HOA owned and maintained public open
D. Recreational Open Space Criteria (Section 7.5.A):
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• Required: At least half of the required open space shall be provided for active recreation purposes such as
playgrounds, tennis courts, ball fields, volleyball courts, etc. The intent is to provide easily accessible
amenities for residents and promote a healthy lifestyle.
• Requested: As previously covered, the applicant is proposing a unique open space package which provides
a variety of options for future residents but do not meet the Town's definition of active open spaces.
"Amenities within the proposed development will include walking trails, shaded seating, public art, children's
play areas with play equipment, community gardens, dog -friendly fixtures, fire pits, interpretive rest and play
spaces, gathering courtyards, and accessible pavilions."
E. Mass Grading Prohibition (Section 6.2.13):
• Required: All sections of residential subdivisions featuring front -loaded lots shall not be mass graded, instead
shall be individually graded at such time that the building permit is issued.
• Requested: The applicant requests the ability to mass grade all residential lots, including the 65 front -loaded
ones otherwise not permitted. Staff has requested the applicant refine this request further to look for areas
which can remain undistributed initially. Additionally, staff has requested the applicant provide calculation
to help determine the exact impact this request would have on the overall site.
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F. 74-foot-wide Avenue Cross Section (Section 17.3.A.4):
• Required: A typical Avenue cross section provides on -street parking, bicycle markings, and 46-feet of
pavement between curbs.
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Staff Report
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• Requested: In order to incorporate the median divided collector as required by the Comprehensive Plan, the
applicant is proposing to modify the Avenue cross section to include 9-foot-wide median and 18-foot-wide
lanes. These lanes will be wide enough to allow emergency vehicles to easily access the site and incorporate
bicycle lanes.
5' CONCRETE L 30" STANUARu L 30' STAN0AR0 `5' CONCRETE
SI OEWALK CURB CURB Sr0EWAUK
TYPICAL SECTION
MEDIAN DIVIDED COLLECTOR
(74' PUBLIC R/W, 47' B-8)
VIII. PUD DOCUMENT ANALYSIS
As previously mentioned, the applicant submitted a PUD document to support their Master Plan. The attached document
gives the applicant an opportunity to describe the proposed development in more detail. The applicant included a
description of their proposed architectural standards, detailed open space programming, and the steps they've taken to
create a project which. It is staff s opinion that the document is well written, descriptive, and achieves the goal of
promoting the overall vision of their proposed development.
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IX. TRANSPORTATION ANALYSIS
As required by the UDO, a Traffic Impact Analysis (TIA) is required for any development proposal which will impact
the transportation network in Knightdale. Staff, NCDOT, and the development team met to discuss the scope of the TIA.
The TIA was reviewed by Town Staff and the Town's consulting engineer AMT and it meets all Town standards Level
of Service (LOS) at all intersections, with the exception most of the site driveways serving the proposed development.
See below for TIA recommended improvements. The TIA studied
• Buffaloe Road and I-540 Ramps
• Old Milburme Road and Buffaloe Road
• Old Milburme Road and Old Lewis Farm Road
• Old Milburnie Road and Forestville Road
• Old Milburnie Road and Site Drive 1 (proposed)
• Old Lewis Farm Road and Site Drive 2 (proposed)
• Old Crews Road and Site Drive 3 (proposed)
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The TIA recommends the following improvements to mitigate traffic impacts:
1. Buffaloe Road and I-540 Ramps
• Provide signal timing adjustments along the Buffaloe Road corridor.
2. Buffaloe Road and Old Milburnie Road
• Provide an exclusive southbound right -turn lane with a minimum of 150 feet of storage and appropriate
deceleration and taper length.
• Provide signal modifications to accommodate the exclusive southbound right -turn lane.
3. Old Milburnie Road and Site Drive 1
• Construct the westbound approach with one ingress lane and one egress lane.
• Provide an exclusive southbound left -turn lane with a minimum of 100 feet of storage and appropriate
deceleration and taper length.
• Provide stop control for the westbound approach.
4. Old Lewis Farm Road and Site Drive 2
• Construct the southbound approach with one ingress lane and one egress lane.
• Provide stop control for the southbound approach.
5. Old Crews Road and Site Drive 3
• Construct the eastbound approach with one ingress lane and one egress lane.
• Provide stop control for the eastbound approach.
Overall, the site is served by a well-connected internal street network, meeting the Connectivity Index requirement found
in the UDO. Ample, dedicated on -street parking is provided to ensure residents and their guests can safely park their
vehicles without interfering with utility or emergency service vehicles.
X. COMPREHENSIVE PLAN:
A. Growth Framework Map
The Comprehensive Plan features the Growth Framework Map, a high-level tool for assisting in the decision -
making process for development proposals. The intent is to prioritize development proposals based how well it
fits within the existing conditions of the surrounding area. The map designates this area as a "Rural Planning
Area". Due to the extension of water and sewer infrastructure in this area from development within Raleigh's
jurisdiction, land along Old Milburnie and Buffaloe Roads is more suitable for development.
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Town of Knightdale
Staff Report
"Rural Planning Areas" are defined as:
Rural planning areas are currently unserved or underserved by municipal water and sewer utilities, and it
will be expensive to expand in these directions because of topography issues and the investments needed
to convey water or wastewater to nearby plant facilities. In order to maintain the rural setting appropriate
to these areas, the Town should remove by -right zoning for anything other than extremely low -density
residential. Development proposals can be considered in these areas but should be reviewed by Town
Council and should include public input.
B. Growth & Conservation Map
The Growth & Conservation Map designates parcels in Knightdale into different place type categories based on
their current state and the anticipated pattern of development. The subject property is designated as "Mixed
Density Neighborhood" place type, and the proposal is consistent with that label.
PLACETYPE CATEGORIES
Preserved Open Space Business Office
Rural Living Light Industrial
Recreation Open Space Heavy Industrial
Single Family Neighborhood = Givio & Institutional
Mixed -Density Neighborhood
Multifamily Community
Mixed -Use Center
- Neighborhood Node j/ Mixed -Use Center (Suburban Retrofit)
- Retail Transit -Oriented Development (ERT)
= Regional Mixed -Use Center
The "Mixed Density Neighborhood" place type is defined as:
Mixed -density neighborhoods are formed as subdivisions or communities with a mix of housing types
and densities. Homes are oriented to the interior of the site and are typically buffered from surrounding
development by transitional uses, preserved open space, or landscaped areas. Lots along the perimeter of
a new neighborhood should be sensitive to the density observed along the perimeter of an adjacent
neighborhood in terms of size and scale (by providing a transition). Small blocks and a modified grid of
streets support a cohesive, well-connected community.
All new mixed -density neighborhoods incorporate a comprehensive network of open space throughout
to accommodate small parks, gathering places and community gardens; preserve tree stands; and help
reduce stormwater runoff.
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Town of Knightdale
Staff Report
The Place Type Transect, seen below, builds off of the Growth & Conservation Map and helps to illustrate how
developments should blend together as Knightdale grows. The "Mixed Density Neighborhood" Place Type falls
into the Neighborhoods category.
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• Recreational
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• Mixed -Density
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•Heavy
• Transit -Oriented Development
• Neighborhood
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(BRT)
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• Regional Mixed -Use Center
• Civic &
Institutional
Space
C. Gateway Entrances Map
Gateways help those traveling into Knightdale easily identify their entrance into Town. No gateways are identified
along these sections of Old Milburme or Old Crews Roads.
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Town of Knightdale
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A Trails and Greenways Map
The Trials & Greenway Map provides the general alignment of greenways in Knightdale. These trails should
connect to the existing Town infrastructure or provide new recreational opportunities for residents. There are no
greenways shown in this area of the plan, however the applicant is proposing extension pedestrian connections
within the site and to Neuse River Middle School.
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E. Street Network Map
The Street Network Map provides the general alignment of future road connections to help build a connected
transportation network. Two proposed collectors are shown north and south of the site. The proposal provides an
cast/west median divided collector through the site, meeting the spirit and intent of this map.
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Page 27 of 33
Town of Knightdale
Staff Report
F. Focus Area Studies
The Comprehensive Plan developed conceptual plans with the intent to guide development proposals in certain
areas of Knightdale and build off the place type categories defined by the Growth & Conservation Map. This
proposal does not fall within any of the Focus Areas studied in the plan.
CONSISTENCY WITH THE COMPREHENSIVE PLAN:
North Carolina General Statute 160A-383 requires that prior to adoption or rejecting any zoning amendment, the
governing board shall adopt a statement describing whether its action is consistent with an adopted comprehensive plan
and explaining why the board considers the action to be reasonable and in the public interest.
It is staff's opinion that the proposed development is reasonable and consistent with the KnightdaleNext 2035
Comprehensive Plan, and the following guiding principal categories would be applicable to this request.
NATURAL ENVIRONMENT
Promote and expand opportunities for people to experience natural settings
V 0 in Knightdale and surrounding Wake County, increase their proximity to
p multiple recreational opportunities, and enjoy a safe and healthy lifestyle.
Safeguard the Town's natural resources including lakes, streams, wetlands,
woodlands, trails, agricultural lands, tree canopy, and the services they
provide. Strive to create interconnected green spaces that conserve these
areas, provide recreational linkages, protect water quality and quantity, and
celebrate nature as a centerpiece of the Town's identity and sense of place.
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COMMUNITY DESIGN
Celebrate a distinct brand and sense of place that is uniquely Knightdale,
while still tapping into the talent and creativity of the people that shape its
residents, business owners, property owners, developers, planning and
design professionals, etc, to keep things relevant and authentic. Prioritize
Town investments in the spaces around, between, and within buildings
0 (the "public realm") that create a certain vibe, identity, and reputation
0 for Knightdale as a place for pedestrians and active public spaces. Use
investments in the public realm --street improvements, public spaces, lighting,
landscaping, artwork, etc. —to leverage greater private investment in terms
of building use, scale, placement, materials and interactions with the public
realm.
GREAT NEIGHBORHOODS AND EXPANDED HOME CHOICES
Promote distinct, safe, and vibrant neighborhoods throughout Knightdale
that provide greater access to a range of housing choices people need at
different stages of their life, including young adults, families, empty -nesters,
retirees, seniors, and people of different income levels. Housing opportunities
should include single family homes of all sizes, townhomes, apartments,
condominiums, senior living units, live -work units, and accessory dwelling
units. New neighborhoods should mix two or more housing choices into one
community. Strong neighborhoods and a diverse housing strategy will make
Knightdale a more livable community --one where residents can live their
entire lives.
TRANSPORTATION
Provide a safe, reliable, and integrated transportation system that balances
all modes of transportation, including walking, biking, public transit, and
v
cars. Consider land use and infrastructure investments together, promoting
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a network of complete streets that emphasizes the quality and character
° °
of both the street and its surrounding development pattern (whether rural,
suburban or urban in nature). Emphasize a safe and efficient transportation
system for both destination- and recreation -focused trips, with special
attention given to the mobility needs of children, seniors, runners, bikers and
families.
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Staff Report
PROPOSED WRITTEN ADVISORY STATEMENT REGARDING PLAN CONSISTENCY:
The proposed Zoning Map Amendment is consistent with the KnightdaleNext 2035 Comprehensive Plan as it
addresses several of the guiding principles such as protecting the natural environment, promoting a specific
community design, expanding home choices, and enhancing the transportation network for Knightdale residents.
The proposal is consistent with the General Growth Framework Map "Rural Planning Area" designation, due
to extensions ofpublic utilities and public input provided. Additionally, the proposal is consistent with the Growth
& ConservationMap's designation as a `Mixed Density Neighborhood" Place Type and the Street Network Map.
The request is reasonable and in the public interest as it aids in developing a vibrant, sustainable, and safe
community design in which people not only desire to visit, but to also live, work, and play.
XI. JOINT PUBLIC HEARING SUMMARY
A joint public hearing with the Land Use Review Board and Town Council was held at the June 17, 2021, Town Council
meeting. The following items were discussed by Council and LURB members, the applicant, e at the meeting, and the
applicant has provided additional information since.
1. Transportation & Parking
a. Public Hearing Concern: Public comment received during the Council meeting expressed concern from
nearby residents in the Brighton Knoll and Lewis Farm neighborhoods over the possibility of cut -through
traffic should the existing stub -outs within their neighborhoods be connected.
Concern received includes how and when the Traffic Impact Analysis was conducted. Questions from
Council included how this proposal will affect the Level of Service of nearby intersections.
b. Applicant Response: Cross connections are required by the UDO and have been requested by Council
during the evolution of this project. Making these connections provides existing neighborhoods
alternative means of ingress and egress should the existing routes be damaged or blocked in the future.
An analysis conducted by the applicants traffic engineer found that cutting through adjacent
neighborhoods would add one and a half to three minutes of travel time, compared to accessing the site
via the main driveway entrances on Old Milburine or Old Crews Roads.
The TIA was conducted in June of 2018 during the school year. A growth factor of 3% per year was
applied to generate traffic counts which would reflect current trips at the subject intersections.
c. Staff Analysis: Connections to existing stubs promotes a comprehensive transportation network, and
encourages alternative means of travel, including walking and cycling. The proposal has seen multiple
iterations, with different connections proposed. The applicant has been able to add land to this proposal,
which makes the second connection into Brighton Knoll possible. Additionally, the TIA recommends
installing stop control measures within the Lewis Farm neighborhood to increase safety. Staff believes
the majority of trips from residents within the proposed development will access Old Milburnie and Old
Crews Roads via the new connections being made with the median -divided collector.
The TIA was reviewed by Town Staff, including engineering, and found to be in compliance with all
UDO regulations concerning LOS.
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Staff Report
2. Housing & Design
a. Public Hearing Concern: Due to the lack of builder, additional standards should be considered to help
guide the design of housing. Specifically, a minimum square footage for single-family units is desired,
and the elimination of parging as a treatment on foundations. Additional single-family elevation examples
are desired as well.
Council expressed concern over the proposed driveway length of 20-feet, and requested it be extended to
a minimum length of 25-feet to accommodate larger vehicles. Additionally, locations for additional on -
street parking should be explored.
b. Applicant Response: All foundations will be wrapped in brick or stone on all sides. Additionally,
driveways for single-family front -loaded units shall be a minimum of 25-feet long. Single story ranch
detached homes will be a minimum of 1,600 square feet and two story detached homes will be a minimum
of 1,800 square feet.
c. Staff Analysis: Staff supports the request for updated standards and elevations, and will continue to work
with the applicant to find a solution.
3. Mass Grading:
a. Public Hearing Concern: The applicant has requested the ability to mass grade the 65 single-family
front -loaded lots, in addition to the remaining residential lots which are already permitted to be mass
graded. This has been a very common request of Council lately, a trend which is concerning. Additional
information, including the scope of the request, is needed. Council has also requested that the applicant
should explore areas which could remain undisturbed.
b. Applicant Response: Due to the topography of this area, the applicant is limited on the amount of
buildable land and all open space requirements are being met. The applicant requests the ability to mass
grade an additional 11.7 acres on site, or 12.9% of the overall land.
c. Staff Analysis: Staff supports the request for a revised mass grading request with a detailed description
of the area to be disturbed and the reason for the request.
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XII. LAND USE REVIEW BOARD MEETING SUMMARY:
The LURB considered this item at their July 12, 2021 meeting. Following the presentation, LURB discussed the need for
the mass grading requirements including how an exception is granted and whether there needed to be a hardship based on
topography or other site elements. Staff and the applicant answered the questions from LURB.
Following the discussion, a motion was made and seconded to recommend approval of the case. The LURB then voted
unanimously to RECOMMEND APPROVAL of ZNIA-9-20 and forwarded the following advisory statement as
recommended by staff.
The proposed Zoning Map Amendment is consistent with the KnightdaleNext 2035 Comprehensive Plan as it
addresses several of the guiding principles such as protecting the natural environment, promoting a specific
community design, expanding home choices, and enhancing the transportation network for Knightdale residents.
The proposal is consistent with the General Growth Framework Map "Rural Planning Area" designation, due
to extensions ofpublic utilities and public input provided. Additionally, the proposal is consistent with the Growth
& ConservationMap's designation as a `Mixed Density Neighborhood" Place Type and the Street Network Map.
The request is reasonable and in the public interest as it aids in developing a vibrant, sustainable, and safe
community design in which people not only desire to visit, but to also live, work, and play.
XIII. STAFF RECOMMENDATION:
It is staff s recommendation that Town Council approves the request to rezone the 91.53-acre site identified by Wake
County PINS 1745-87-2891, 1745-97-2793, and 1755-17-9228, from Rural Transition (RT) to General Residential 3
Planned Unit Development (GR3-PUD), adopts the forwarded advisory statement from LURB and staff regarding
Comprehensive Plan consistency, and adopts Ordinance 921-07-21-006.
The proposed Zoning Map Amendment is consistent with the KnightdaleNext 2035 Comprehensive Plan as it
addresses several of the guiding principles such as protecting the natural environment, promoting a specific
community design, expanding home choices, and enhancing the transportation network for Knightdale residents.
The proposal is consistent with the General Growth Framework Map "Rural Planning Area" designation, due
to extensions ofpublic utilities and public input provided. Additionally, the proposal is consistent with the Growth
Page 32 of 33
Town of Knightdale
Staff Report
& ConservationMap's designation as a `Mixed Density Neighborhood" Place Type and the Street Network Map.
The request is reasonable and in the public interest as it aids in developing a vibrant, sustainable, and safe
community design in which people not only desire to visit, but to also live, work, and play.
Page 33 of 33