20150918 Ver 1_More Info Received_20151013

AA: 3020
Case File: GH -2 -08
City of Raleigh
Administrative Action Development Plans Review Center
One Exchange Plaza
Group Housing Development Raleigh, NC 27602
(g1 g) 996 -2626
www.raleighnc.gov
Case File / Name: GH -2 -08 / Town Center Apartments (sunset extension)
General Location: On the northwest corner of Fox Road and 1 -540, outside the city limits.
CAC: Forestville
Nature of Case: Approval for an apartment development consisting of 14- buildings with 448- units,
1 -club house, and a pool; creating a density of 10.5 units per acre after right of
way dedication. This group housing development will recombine two parcels
creating a parcel size of 46.5 acres, zoned R -15 CUD and SHOD -1, located
outside the city limits.
Contact: Danny Howell, Bass, Nixon, & Kennedy, Inc.
Design Adjustment: N/A
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Case File: GH -2 -08
SUBJECT: GH -2 -08 Town Center Apartments Sunset Extension
CROSS -
REFERENCE: Z- 145 -85 & Z -1 -93
LOCATION: On the northwest corner of Fox Road and 1 -540, outside the city limits.
PIN: 1737033066 & 1737122401 41v
REQUEST: Approval for an apartment development consisting of 14- buildings with 448- units,
1 -club house, and a pool, which does not require BOA based on the size. The
proposed density is 10.5 units per acre after right of way dedication. This group
housing development will recombine two parcels creating a parcel size of 46.5
acres, zoned R -15 CUD and SHOD -1, located outside the city limits.
OFFICIAL ACTION: Approval with conditions
CONDITIONS OF
APPROVAL:
Prior to issuance of a mass grading permit:
(1) That a map of the tree conservation areas with metes and bounds
descriptions must be submitted to the City Forestry Specialist. Except for
construction drawings, tree protection fence must be set up along the
boundaries of all tree conservation areas and an appointment must be made
with the City Forestry Specialist to inspect the fence prior to issuance of a
mass grading permit for the site;
(2) That as the developer proposes to disturb a designated riparian buffer, the
North Carolina Division of Water Quality shall approve the disturbance of the
riparian buffer before any grading or approval of construction drawings,
(whichever first occurs) and evidence of such approval shall be provided to
the Stormwater Engineer in the Public Works Department, and a written
watercourse buffer permit is thereby issued by the inspection Department
before commencement of work;
(3) That in accordance with Part 10A Section 9.4.4, a surety equal to 125% of
the cost of clearing, grubbing and reseeding a site, shall be paid to the City;
Prior to approval of a concurrent review of Final Site Review and
Infrastructure construction plans, or whichever is applicable:
(4) That all NCDOT encroachments for work within the public right -of -way have
been issued;
(5) That in accordance with Part 10A Section 9.4.4, a surety equal to 125% of
the cost of clearing, grubbing and reseeding a site, shall be paid to the City;
(6) That flood prone areas, as approved by the City Stormwater Engineer, are
shown on the preliminary plan and shall be shown on the recorded map;
(7) That a nitrogen offset payment must be made to a qualifying mitigation bank;
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Case File: GH -2.08
(8) That a vegetation impact permit is obtained from the City Urban Forester;
(9) That a map of the tree conservation areas with metes and bounds
descriptions must be submitted to the City Forestry Specialist. Except for
construction drawings, tree protection fence must be set up along the
boundaries of all tree conservation areas and an appointment must be made
with the City Forestry Specialist to inspect the fence prior to issuance of a
mass grading permit for the site;
(10)That as the developer proposes to disturb a designated riparian buffer, the
North Carolina Division of Water Quality shall approve the disturbance of the
riparian buffer before any grading or approval of construction drawings,
(whichever first occurs) and evidence of such approval shall be provided to
the Stormwater Engineer in the Public Works Department, and a written
watercourse buffer permit is thereby issued by the Inspection Department
before commencement of work;
(11)That in accordance with Part 10A Section 9.4.4, a surety equal to 125% of
the cost of clearing, grubbing and reseeding a site, shall be paid to the City;
Prior to issuance of building permits in the Development Services
Department:
(12)That infrastructure construction plans are approved by the City of Raleigh,
which include a street lighting plan;
(13)That a tree conservation map be recorded with metes and bounds showing
the designated tree conservation areas and shall be incompliance with
Chapter 9 of the Unified Development Ordinance;
(14)That 64' of right -of -way for Fox Forest Road and 5' general utility placement
easement be dedicated to the City of Raleigh and a copy of the recorded plat
be provided to the City prior to building permit issuance;
(15)That 64' of right -of -way for Creekwater Drive and 5' general utility placement
easement be dedicated to the City of Raleigh and a copy of the recorded plat
be provided to the City prior to building permit issuance;
(16)That a recombination map be recorded prior to or in conjunction with the
recording of lots, recombining the existing two lots (DB015699 PG 02250 &
D1301 5699 PG 02253) into a single tract;
(17)That prior to the issuance of the first building in any phase, 100% of the
greenway easement for the entire development as shown on the preliminary
plan be dedicated to the City of Raleigh prior to;
(18)That flood prone areas, as approved by the City Stormwater Engineer, are
shown on the preliminary plan and shall be shown on all maps for recording;
(19)That riparian buffers, in accordance with the preliminary plan and the State of
North Carolina regulations, shall be shown on plats for recording along with a
note stating "The areas shown on the recorded plat identified as Neuse River
Riparian Buffer shall be maintained in their natural or mitigated condition, No
person or entity shall fill, grad, excavate, or perform any other land- disturbing
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activities; nor cut, remove, or harm any vegetation; nor construct any
structures nor add any additional impervious surface, nor allow animal
grazing or water or any other agricultural use on such protected areas
without written authorization from NC Division of Water Quality in accordance
with the Riparian Buffer Protection Rules (15A NCAC 2B.0233 or .0259);"
(20)That a petition for annexation into the City limits be submitted in accordance
with City Council policy for extension of utility service to properties currently
outside of the City limits. This voluntary annexation in no way obligates the
City to extend utility services to the property;
(21)That the following note be shown on all maps for recording: A minimum
finished floor elevation will be required for ail lots along the floodplain
boundary;
(22)That street names for this development be approved by the Raleigh GIS
Division and by Wake County;
Prior to issuance of occupancy permits in the Development Services
Department.,
(23)That the inspection of the construction of internal accessways submitted for
city approval will become the responsibility of the owner /developer. Copies of
certified inspection reports'involving subgrade /aggregate base proof rolls,
aggregate base and asphalt densities and thickness, and other pertinent
information must be submitted to the City of Raleigh Public Works
Department, and
(24)That the road improvements are completed and accepted for maintenance
and that a warranty in the amount of 15% of the estimated value of the
development related improvements is provided to the Public works
department.
I hereby certify this administrative decision.
Signed: (Planning Dir.)%%-
Date: AO— 9— /S
Staff Coordinator: Meade Bradshaw
SEE LAST PAGE FOR IMPORTANT INFORMATION ON THE NEXT STEP IN
THE SUBDIVISION PROCESS.
FINDINGS: City Administration finds that this request, with the above conditions being met,
conforms to Part 10, Code Section 10 -2022, 10 -2058, 10- 2103and The Unified
Development Ordinance Chapters 8.4.2 and Chapter 9 This approval is based
on a preliminary plan dated 7/31/15, owned by Foxwood Apartments of Raleigh,
LLC, submitted by Bass, Nixon, & Kennedy, Inc.
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ZONING:
ZONING
DISTRICTS: Residential -15 CUD & SHOD -1. Ordinance (1985) 691 ZC 177 Effective
12/17/85.
1. The owners will dedicate to the City of Raleigh land for the right -of -way for
Raleigh's Outer Belt Loop in accordance with the preliminary location shown on
map available in the Planning Department. The right -of -way dedication will be
subject to the reservation of a sixty (60) foot access easement and utility
easements to service the portion of the property which will remain on the
southwest side of the Outer Belt Loop right -of -way. The sixty (60) foot access
easement mentioned above shall be terminated if alternate access in the form of
a public street is provided to the property. Response: The property has been
dedicated.
2. That ten (10) acres of the property, as indicated on the attached map and
located along the eastern edge of the subject property, shall have no more than
six (6) units per acre located within the ten (10) acre area. Response: The
density is 4.4 units to the acre.
3. The designated floodway, as shown on the Corps of Engineers Map 370243,
Panel 0020, and located along the north portion of the request shall be dedicated
as greenway easement to the City of Raleigh. Response: There is a condition
to require dedication.
4. The provisions for density transfer as provided for under Ordinance No. (1985)
678TC 255 (TC- 22 -85) will not be utilized on the property covered by this
petition. Response: There is no density transfer on the property to exceed
15 units to the acre.
SETBACKS/
HEIGHT: Setbacks from public streets and property lines conform to Section 10- 2103(b).
The minimum setback from public streets is shown to be 20'. Private outdoor
living areas maintain a min. 40' separation if parallel to each other or oriented at
less than a 45- degree angle. Vehicular surface areas other than individual
driveways are no less than 5' to a building wall. Building -to- building setbacks are
shown in accordance with Sec. 10- 2103(b). Buildings greater than 28' in height
meet minimum setback.
OPEN SPACE: Open space conforms to minimum requirements. One hundredth (.01) of an acre
per dwelling unit (435.6 square feet per unit). 448 dwelling units x 435.6 = 4.48
acres required. 12.14 acres is proposed. 3 /0'61165
PARKING: Off - street parking conforms to minimu equirements: 872 spaces required,
based on 1.5 parking spaces per 1- room unit 2 parking spaces per 2-
bedroom units, 1 space per 300 sqoFare feet for leasing office, and 1 space per
1,000 square feet of pool area. 872 spaces are provided. Parking spaces meet
minimum standards for size and aisle width.
TREE
CONSERVATION: This project is larger than two acres and compliance with UDO Article 9.1. Tree
Conservation is required.
The project provides 4.832 acres of tree conservation area which is 11.23% of
the net site acreage.
Tree conservation acreage is as follows:
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Primary: 4.832 acres
Secondary: 0.00 acres
LANDSCAPING: Vehicular surface area landscaping in conformity with Section 10- 2082.6 is
shown. Landscape areas for tree planting are a minimum of 350 square feet per
tree in area, and have a minimum dimension of 7 feet. SHOD -1 landscaping is in
compliance with Section 10 -2058 along the southwest property line. This is a
medium residential density impact use under Section 10- 2082.9. Transitional
protective yards are shown in compliance with City standards in the following
locations:
Location Yard tvoe reauired Width Dr000sed
Eastern Property line Type D 10'
PHASING: There are 3 phases in this development.
COMPREHENSIVE
PLAN:
GREENWAY: There is 75' greenway easement proposed on this site.
STREET
PLAN MAP: Dedication of right -of -way and construction of the following streets are required
by the Street Plan Map of the Comprehensive Plan. Dedication of right -of -way is
required.
Street Name
Designation Exist
Required
Existing
Proposed
RIW
R/W
street
street
(b to b)
(b to b)
Creekwater
Neighborhood N/A
64'
N/A
36'
Drive
Street
Fox Forest Road
Neighborhood N/A
64'
N/A
27'
Street
Fox Road
150'
1 150'
39.5'
one divided 1
128'
A surety for the required improvements shall be provided in accordance with 8.1
of the UDO.
TRANSIT: No transit - oriented features are incorporated into the proposed plan. The City's
Transit Technician determined there was not a need for any improvements at this
location
COMPREHENSIVE
PLAN: This site is located in the Forestville Citizen Advisory Council in an area
designated as Medium Density Residential.
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SUBDIVISION
STANDARDS:
BLOCKS /LOTS/
ACCESS:
Block perimeters, lot arrangement and access conform to Chapter 8 of the UDO.
A fee for street signs is required in accordance with the Raleigh Street Design
Manual.
PUBLIC UTILITIES:
City water and sewer services are available. The subdivider is responsible for
installation of all lines necessary to provide service to this site.
SOLID WASTE:
The location and design of refuse collection facilities is shown in accordance with
the Solid Waste Collection Design Manual.
OTHER GROUP
HOUSING
STANDARDS:
Internal accessways exceeding 150 feet provide turnarounds with a minimum
interior curb radius of 30 feet. Fire hydrants, loop water system and fire truck
access meet the standards of 10- 2103(g). The main circulation route through
this site meets private street standards. Sidewalks are shown to be provided
from the main entrance of each dwelling unit and from all recreation facilities to
the public sidewalk system.
STREETSCAPE
TYPE:
The applicable streetscape is residential. Construction of a 6' sidewalk with a 6'
planting strip is proposed along all the newly constructed public streets. For Fox
Rd, a Type C2 yard will be proposed as it is a NCDOT Road.
PEDESTRIAN:
Proposed sidewalk locations conform to City regulations. A sidewalk is required
along both sides of both Creekwater Drive and Fox Forest Road. Access to the
public right of way in addition to internal connection requirements is provided in
accordance with 8.3.4 of the UDO.
FLOOD HAZARD:
There are FEMA flood hazard areas on this site.
STORMWATER
MANAGEMENT:
Stormwater quantity is exempt by LIDO Sec 9.2.2 E 2 d (compliance would result
in adverse impact downstream).
WETLANDS
/ RIPARIAN
BUFFERS: Wetland areas and Neuse River riparian buffers are located on this site.
STREET NAMES: 2 new streets are being proposed with this development. A fee for street signs is
required in accordance with the Raleigh Street Design Manual.
OTHER
REGULATIONS: Developer shall meet all City requirements, including underground utility service,
flood protection measures, and the soil erosion ordinance, unless specifically
varied by this approval.
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SUNSET DATES: If significant construction has not taken place on a project after preliminary
subdivision approval, that approval may "sunset' and be declared void, requiring
re- approval before permits may be issued. To avoid allowing this preliminary
approval to "sunset', the following must take place by the following dates:
WHAT NEXT ?:
3 -Year Sunset Date: 1/1 /2018
Complete construction of entire development.
• MEET ALL CONDITIONS OF APPROVAL.
• COMPLETE CONSTRUCTION DRAWINGS FOR ANY PUBLIC
IMPROVEMENTS Streets, Utility lines to be owned and maintained by the City.
and submit them to the Development Plans Review Center for approval.
• HAVE A REGISTERED SURVEYOR PREPARE FINAL PLATS FOR
RECORDING. These also must be submitted to the Development Plans Review
Center for authorization signature prior to recording with the Wake County
Register of Deeds.
• MEET THE REQUIREMENTS OF THE SUNSET THRESHOLDS AS NOTED
ABOVE.
FACILITY FEES
REIMBURSEMENT: If oversized street construction takes place, or greenway or oversized public
street right -of -way is conveyed to the public, the owner is responsible for
application to the City for reimbursement allowed by Code. Reimbursement takes
place twice a year in January and July; a written request must be filed with the
Planning Department for greenway and street right -of -way; and in the Public
Works Department for street construction; by the first working day in November
and May each year.
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