Rezoning Case #16CZ08

Transcription

1 Rezoning Case #16CZ08 BA RC UR LA AD U R AN NC Edgewater D LA D INE Nichols Plaza PINE PLAZA DR Nichols Plaza, Lots 1 & 2 WY Costco W DD ST 900 1,200 Feet RD Prepared by: Town of Apex Planning Department February 2016 ST ST GREENLEA F 600 W HOLLY 300 N LY OK CONE AVE K OA O BR ± 0 WY LLW OO AVE 64 H KN O MA PLE US DR 64 H R US LA KE PIN E Zaxby's SHEPHERDS VINEYARD DR PARK SUMMIT BLVD Caliber Collision CT

2

3

4

5

6

7

8

9

10

11

12

13

14

15 Planned Unit Development Application Meridian at Nichols Plaza A Planned Unit Development Apex, North Carolina Date Issued: March 7, 2016 Revised: April 15, 2016 Revised: May 13, 2016 Owner/Developer: NorthView Partners, LLC 6131 Falls of Neuse Road, Suite 200 Raleigh, NC (919) Consultants: Design Resource Group 2459 Wilkinson Blvd, Suite 200 Charlotte, NC (704) phone John A. Edwards and Company 333 Wade Ave Raleigh, NC (919) phone

16 Section 1: Table of Contents Section 1: Section 2: Section 3: Section 4: Section 5: Section 6: Section 7: Section 8: Section 9: Table of Contents Vicinity Map Project Data Purpose Statement Permitted Uses Design Controls Architectural Standards Off-Street Parking, Loading, and Sidewalks Resource Conservation Areas Section 10: Signs Section 11: Public Facilities Section 12: Natural Resources and Environmental Protection Section 13: Stormwater Management Section 14: Parks and Recreation Section 15: Consistency with 2030 Land Use Map Section 16: Compliance with UDO

17 Section 2: Vicinity Map/Aerial

18 Section 3: Project Data A. Project name: Meridian at Nichols Plaza B. Owner/Developer: NorthView Partners 6131 Falls of Neuse Rd, Suite 200 Raleigh, NC (919) phone (919) fax C. Prepared By: Design Resource Group 2459 Wilkinson Blvd, Suite 200 Charlotte, NC (704) phone (704) fax D. Designated Single Point of Contact: Jon Callahan, PE, PLS John A. Edwards and Company 333 Wade Ave Raleigh, NC (919) phone (919) fax

19 E. Current and Proposed Zoning of the Property: Current Zoning: Proposed Zoning: RA PUD-CZ F. Current and Proposed Land Uses: Current: Proposed: Residential, Vacant High Density Residential G. Peak Plan 2030 Land Use Designation: High Density Residential, Office Employment H. Size of Project: Acres

20 Section 4: Purpose Statement The Meridian at Nichols Plaza PUD is a proposed multifamily community that will be comprised of two (2) buildings up to four (4) stories (not including any basement level) with elevators, and up to seven (7) carriage buildings (a carriage building is six (6) garage bays with two residential units over the garages for a total of two (2) stories) and other accessory buildings. The project contains two parcels currently owned by Terry E. Slate and one parcel currently owned by the Estate of Inez H. Mann. The project is bounded to the South by Pine Plaza Drive and the Costco anchored Nichols Plaza shopping center. The Apex Community Park and greenway borders the project on the north, an undeveloped raw parcel of land on the west side, and a power and gas line easement area and neighboring apartments that were built in 1997 on the east side. The current zoning is RR Rural Residential. The Town of Apex 2030 Future Land Use Map designation the tracts as High Density Residential, Office Employment. The proposed zoning designation sought is PUD-CZ and the proposed uses are in compliance with the Apex 2030 Future Land Uses Map. The proposal to rezone these properties to PUD-CZ is in keeping with the Peak Plan 2030 objectives to create Neighborhood Mixed Uses where High Density Residential is within walking distance to commercial services and by providing a variety of housing types available to a range of incomes. The proposal is also in keeping with the Town of Apex Park, Recreation, Greenway, and Open Space Master Plan by providing High Density Residential adjacent to community parks. The purpose of the proposed Meridian at Nichols Plaza is to provide a high quality rental community that will fulfill the 2030 Plan and offer future residents sidewalks and greenway trail systems to the adjacent Apex Community Park on the north. It will offer residents the opportunities to conveniently walk to work, shopping and retail services, and reduce traffic on the streets. Consistent with the Town s Peak Plan 2030, the promotion of active lifestyles and walkability to services and amenities is a key component of Meridian at Nichols Plaza. The proposed PUD will meet all requirements of the Apex Transportation Plan. RCA areas will comply with the Town of Apex standards and specifications. The development will enhance the value of surrounding property and the residential density will support the numerous proposed adjacent restaurants and small retail shops. The quality of the project and close proximity to retail services will attract young professionals (millennials) to the Town of Apex which will in turn attract businesses to the Town of Apex that are seeking quality employees. The inclusion of elevators also will attract senior residents who are seeking be in close proximity to retail services. Meridian at Nichols Plaza will provide alternative housing for the Town of Apex and offer appealing aspects that will attract residents such as young professionals (millennials), seniors, and employees such as school teachers, nurses, technology, etc

21 Section 5: Permitted Uses The Town of Apex Unified Development Ordinance (UDO) allows a mixture of uses in a PUD district. The applicant has chosen to limit these uses to the residential uses shown below. Residential Uses: Accessory Apartment Condominium Congregate Living Facility Multi-Family or Apartment Nursing or Convalescent Facility Site Area: Proposed Zoning: Acres PUD-CZ Proposed Density: 300 units Section 6: Design Controls One (1) bedroom units shall be between50% to 55% of the total units, Two (2) bedroom units shall be between 35% to 40% of the total units, and Three (3) bedroom units shall be between 5% to 11% of the total units. Proposed Maximum Building Height: 65 ft Maximum Stories: 4 stories (not including any basement level) Proposed Minimum Building Setbacks: Front: 30 Side: 10 Rear: 10 A 5 Building Setback from the 10 Type B buffer shall be allowed along the western property line where carriage buildings are located. There is already an existing buffer along the western property line due to the existing stream buffer on the adjacent property. Percentage of Built upon Area: 70% maximum Perimeter Buffers: 30 Type D Buffer along Pine Plaza Drive. 10 Type B Buffers along the side and rear property lines.

22 Section 7: Architectural Standards The following architectural standards shall apply to any multi-family or apartments developed upon the property: 1. Vinyl siding is not permitted; however, vinyl windows, decorative elements and trim are permitted. 2. Siding materials shall be varied in type and/or color on 30% of each façade on each building. 3. Windows that are not recessed must be trimmed. 4. Recesses and projections shall be provided for at least 50% of each façade on each building. 5. Rooflines cannot be a single mass; they must be varied with the use of gables, hips or dormers. 6. Garage doors must have windows, decorative details or carriage-style adornments on them and unless the trim work is white, the garage door color will be similar to the trim color. 7. Four of the following decorative features shall be used on each building: Decorative shake Board and batten Decorative porch railing/posts Shutters Decorative/functional air vents on roof or foundation Recessed windows Decorative windows Decorative brick/stone Decorative gables Decorative cornices Tin/metal roof Section 8: Off-street Parking, Loading, and Sidewalks Parking will be provided at a minimum of 1.59 spaces per dwelling unit. The proposed parking ratio of 1.59 spaces per unit has proven to be adequate in this type of suburban infill market for multi-family development utilizing an urban design program adjacent to commercial retail and restaurant services. The ratio will provide for more than one (1) space per bedroom. The amount of parking included within Meridian at Nichols Plaza is being driven by the high percentage of one (1) bedroom and two (2) bedroom units that are planned for the community. Notably, the development will consist of 50-55% one (1) bedroom units, 35-40% two (2) bedroom units, and 5-11% three (3) bedroom units.

23 Unit Type Committed Range of Unit Type as a % of Total Number of Units 1BR 50-55% 2BR 35-40% 3BR 5-11% We are experiencing more residents working from home, resulting in residents renting units with an additional bedroom serving as a home office. In this scenario, the bedroom being utilized as an office, does not utilize any parking. Additionally, it is not typical for three (3) bedroom units to utilize more than two (2) parking spaces, therefore three (3) bedroom units provide more parking for other units if needed. Additionally, our experience has been that with projects close to commercial services such as shopping and retail, millennials and empty nesters are drawn to these locations and in many cases households are utilizing one (1) vehicle. NorthView Partners developed a similar type rental community, Meridian at Harrison Pointe (248 units), in Cary, NC in Similar to the proposed Meridian at Nichols Plaza, Meridian at Harrison Pointe is adjacent to retail services and contains soft urban design features such as larger building footprints and elevators. Meridian at Harrison Pointe has a similar unit mix as to what is proposed at Meridian at Nichols plaza. At 96% occupancy, Meridian at Harrison Pointe has experienced no parking issues and management has received no complaints. Loading will conform to the Town of Apex UDO. Sidewalks will be provided to allow pedestrian access to and between all units and Pine Plaza Drive and will be designed to meet FHA and ADA requirements. Section 9: Resource Conservation Areas The subject property shall include a minimum of 20% of Resource Conservation Area if the projects BMP is allowed to count toward meeting the RCA requirement. If the BMP is not allowed to count toward meeting the RCA requirement, we request that the RCA be reduced to 18% as permitted for Planned Developments. The project is located to the north and east of I In addition to riparian streams and other natural site features otherwise qualifying as RCA, the Planned Development includes a privately owned pool and courtyard(s) that will serve future residents.

24 Section 10: Signs All signage shall comply with applicable standards and requirements of the Apex UDO Section 8.7. Water and Sanitary Sewer: Section 11: Public Facilities The project will be served by Town of Apex Public water and sanitary sewer. There is an existing public water main located in Pine Plaza Drive and existing public sanitary sewer on the property along the northern property line. Streets: Pine Plaza Drive has recently been constructed in accordance with the Town of Apex Thoroughfare Plan and no additional improvements are anticipated other than a public sidewalk along the frontage of the project. Internal access to the project will be by way of parking lots and drives with connected sidewalks for connectivity. The proposed western driveway shall align with the planned outparcel driveway to the south approximately 500 feet from the proposed eastern driveway unless otherwise approved by Town Council at the time of site plan approval. Greenway Trail: There is an existing greenway trail stubbed to the property along the northern property line. The greenway trail will be constructed with the project to continue along the existing utility easement to the western boundary of the property. Section 12: Natural Resources and Environmental Protection Existing Vegetation: The proposed development site consists of wooded forests containing hardwoods and softwood pines typical of the region. Existing streams with designated buffers protected by and in accordance with the Apex UDO and NCDWR regulations. Any and all impacts requiring permits shall be obtained and permitted through the Town of Apex, NCDWR and the US Army Corps of Engineers. Watershed: This site is within the Swift Creek Watershed Area and the Neuse River Basin. Historic Structures: There are no known historic structures on the site.

25 Section 13: Stormwater Management The Meridian at Nichols Plaza PUD will meet all applicable requirements and standards as described in section 6.1 of the Apex UDO. This project will meet all stormwater reduction requirements including limiting the post-development stormwater flows to not exceed the predevelopment rates. The Meridian at Nichols Plaza PUD will use approved devices to control stormwater and sediment run-off. These devices may include detention ponds, retention ponds, bio-retention areas or any other approved BMP stormwater control. Stormwater control devices shall be constructed and landscaped to be an amenity to the development and shall be designed in an effort to blend into the surroundings. Section 14: Parks and Recreation The development of the property shall include the construction of a 10 Paved Public Greenway Trail at depicted on the Town s Parks and Recreation Master Plan (PRGOS Master Plan). This 10 Paved Public Greenway Trail shall be located within the existing 30 public utility easement. The paved portion of the trail will not be located over the sanitary sewer line. The project will include a connection from the property to the 10 Paved Public Greenway Trail in a proposed 40 combined public Sewer and Greenway Easement across the creek. The paved portion of the connection will not be located over the sanitary sewer line. The 10 Paved Public Greenway Trail and the connection to the greenway shall be constructed to Town of Apex greenway standards and specifications. The construction costs of the greenway and greenway connection shall be credited against the $1, per unit fee-in-lieu park fee. Section 15: Consistency with the 2030 Land Use Map The proposed Planned Development is consistent with the recommendations of the Town s 2030 Land Use Plan. The high density residential proposed by this Planned Development is consistent with the Town s recommendation for high density residential uses to be located upon the subject property. Further, development of high density residential upon the subject property achieves a number of the Peak Plan 2030 Goals, including: - Balanced growth supporting a greater diversity of uses; and variety of housing types. The Town has seen a significant increase in its single family residential product. The proposed apartment use will help balance this rise in single family dwellings, providing for a greater diversity in residential options in the Town.

26 - Walkable, mixed use developments and pedestrian-oriented streets that encourage active lifestyles by integrating physical activity into daily routines; and A wellconnected pedestrian and bicycle network. Development of the subject property will include sidewalk connections to the significant retail development occurring adjacent to the site. Further, the Planned Development facilitates the construction of a multi-use path from the subject property consistent with the Town s Parks and Recreation Master Plan. This path ultimately will provide a direct connection to Apex Community Park. Thus, in addition to providing for a substantial mix of residential and retail uses in close proximity with each other, the site also will enjoy tremendous access to the running and bicycle paths located around Apex Community Park. This makes this site ideal for the high density residential uses contemplated by this Planned Development. - Protection of environmental and natural resources. Existing streams will be protected by the Town s riparian buffer requirements. Section 16: Compliance with the UDO The proposed development for the Meridian at Nichols Plaza PUD will otherwise comply with all other applicable portions of the Town s Unified Development Ordinance.

27 RR RR CB CB LANDSCAPE ARCHITECTURE CIVIL ENGINEERING TRANSPORTATION PLANNING 10' GREENWAY TRAIL CENTERED BETWEEN EXISTING SEWER LINE AND NORTHERN EASEMENT LINE O P W 2459 Wilkinson Blvd, Ste 200 Charlotte, NC CB 50' NEUSE RIVER RIPARIAN BUFFER APPROXIMATE LOCATION OF 40' SEWER AND GREENWAY EASEMENT RA EXISTING ZONING: RA PROPOSED ZONING: PUD-CZ HD MF-CU MERIDIAN AT NICHOLS PLAZA APEX, NORTH CAROLINA NORTHVIEW PARTNERS 6131 FALLS OF NEUSE ROAD, SUITE 200 RALEIGH, NORTH CAROLINA ACCESS (APPROXIMATE LOCATION) PINE PLAZA DR. (60' PUBLIC R/W) LAYOUT PLAN SCALE: 1" = 50' N PC-CZ PC-CZ ACCESS (APPROXIMATE LOCATION) PC-CZ HD MF-CU PROJECT #: DRAWN BY: DK CHECKED BY: JG MARCH 7, 2016 REVISIONS: 1) PER REVIEW COMMENTS 2) PER REVIEW COMMENTS FOR ILLUSTRATIVE PURPOSES ONLY Copyright 2016 Design Resource Group, PA This plan or drawing and any accompanying documents or calculations are the property of Design Resource Group, PA; and are intended solely for the use of the recipient noted. No third party use or modification is permitted without written authorization. 1-1

28

29

30

31 Concept Elevation Design Meridian at Nichols Plaza

32

33

34