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HomeMy WebLinkAboutJames Norris PUD NarrativeHarnett County, North Carolina May, 2024 Aerial view of James Norris Road Harnett County, NC JAMES NORRIS ROAD PLANNED UNIT DEVELOPMENT DEVELOPER - FORESTAR ENGINEERING - MCADAMS PLANNING & DESIGN - MCADAMS PLANNED UNIT DEVELOPMENT Donna Crowder - Director, Entitlements - Carolinas East Division Ryan Akers - Director, Residential David Bergmark - Senior Planner Submittal Date: May 17th, 2024 Matthew Foy - Assistant Project Manager Contents 01 03 02 05 04 06 INTRODUCTION + VISION PLAN CONSISTENCY PUD CONDITIONS MASTER PLANEXISTING CONDITIONS OPEN SPACE & AMENITIES 07 APPENDIX 7 INTRODUCTION INTRODUCTION + VISION The proposed James Norris Road Planned Unit Devel- opment is located on five parcels between NC-210 and James Norris Road in Harnett County, NC just a few miles southwest of the Town of Angier, NC. The approximate 90-Acre site is well positioned to meet the burgeoning growth needs of Harnett Count by providing a diverse range of residential, commercial and recreational areas. VISION Raven Rock State Park, Lillington, NC (~7 miles SW of site) Statement of Justification Currently, the site is zoned RA-30 and is designated within the Harnett County Future Land Use Map as a low-density area. However, the site’s location along NC-210, near existing commercial and industrial uses, and within close proximity to the new 55-Bypass all support a more intense future land use designation (such as medium density residential) within the ongoing comprehensive plan update. The James Norris Road Development is proposed as a mixed-use development with future commercial uses located along the heavily trafficked NC-210 and residential uses located further in the development towards James Norris Road. The proposed non-residential tracts would support over 100,000 SF of commercial and/or industrial space in close proximity to the new 55-bypass and existing industrial uses. As such, they represent a significant opportunity for future employment and commercial tax base in a location well supported by county infra- structure. The James Norris Road Development will also offer residents convenient access to a variety of amenities and environmental features. Amenities will be mean- ingfully distributed throughout the site and will include, at a minimum, a playground, dog park, and landscaped seating areas. The protected existing wetlands will act as a natural internal buffer and give the proposed development a unique sense of place, allowing resi- dents to enjoy the natural environment throughout the development. 8 9INTRODUCTION + VISION Regional Connectivity From NC-210, vehicular traffic can be connected to the Town of Angier and southern Wake county to the northeast. From the southeast vehicular traffic extends to Buies Creek, Campbell University and Fort Liberty. To the east of the site will be the future NC-55 bypass which will allow for easier movement around the Town of Angier, through Harnett County and into Wake County. INTRODUCTION + VISION Cape Fear River Harnett County, NC Housing The James Norris Road Development will offer two housing types (single family detached and townhomes) that will be divided into three pods. The single family lots will be concentrated within the northern portion of the site along the main road which connects James Norris Road and NC-210. The townhome buildings will vary from 4 unit, 5 unit and 6 unit buildings. The mix of townhome building sizes will allow for variety of size and create a balanced presence along the internal street network. Community Building a community with strong ties to nearby estab- lished neighborhoods as well as Harnett County is an important part of the James Norris Road Development. With multiple points of access, preservation of existing natural features and an additional perimeter buffering, it is the aim of this community to grow with the county and meet the needs of its citizens. Parking Overflow and guest parking areas will be found in several areas throughout the development. The parking layout has been established so that parking can be evenly distributed and serve areas where additional parking may be needed - such as open space areas and the mail kiosk. Each single-family and townhome lot will offer garages and driveways for homeowners. End-unit townhomes will have two-car garages, while interior townhome units will have a 1-car garage. This parking will be further supplemented by off-street guest parking. Open Space Located at several locations throughout the site, open space nodes will offer residents a variety of amenities including dog parks/runs for large and small dogs, private seating areas surrounded by vegetation, a children’s playground and covered gazebos that offer quiet areas of refuge. Circulation Stretching from NC-210 in the south to James Norris Road in the north, the James Norris Road Development will have one 50’ wide continuous road that serves the entire site. This main road is deliberately curved in multiple locations to create more pleasing site lines and discourage speeding through the neighborhood. Off the main road are several shorter streets and cul-de-sacs that allow residents to circulate around the develop- ment without an abundance of dead end streets. The network of streets provided will have sidewalks on both sides, which create accessible connectivity to the open space amenities as well as their neighbors. Commercial/ Industrial Along the growing NC-210 Corridor, the proposed devel- opment will offer three distinct areas for commercial activity in the future. The largest area of commercial activity is located on the southern end of the site with its own access to NC-210. This commercial area is designed to accommodate at least 100,000 SF of commercial opportunities. This large commercial area is internally buffered from the residential compo- nents of the development through existing wetlands and forested areas. The PUD layout also creates the opportunity for two smaller commercial outparcels, anticipated to accommodate approximately 8,000 SF of additional commercial space (combined). The proposed commercial areas will be able to support employment close to the new NC-55 Bypass. Jack Marley Park, Angier NC (Less than 10 minute drive from site) Environmental Features With over 30-acres of preserved wetlands, The James Norris Road Development will have a distinctly natural feel with forests, natural wetland features as well as West Buies Creek just steps from their front doors. The Cape Fear River (pictured below) and Raven Rock State Park are a short drive from the site that offer residents local natural areas to recreate. 10 11INTRODUCTION + VISION INTRODUCTION + VISION Site Context The 90-acre project site is located off NC-210 southwest of the Town of Angier North Carolina. ANGER CAMPBELL UNIVERSITY PROJECTSITE 01 02 03 04 05 NOTES 01 HWY 401 02 NC-210 03 NC-55 04 NC-55 Bypass (Future) 05 NC-27 06 HWY-421 COATS LILLINGTON W A K E C O U N T Y H A R N E T T C O U N T Y 06 SCALE: 1” =2500’ 1”2500’ 06 12 13 As committed members of the community, it is the intent of the James Norris Road Development to meet and support the goals and strategies of Harnett Coun- ty’s comprehensive and strategic plans. The section below illustrates how the James Norris Road PUD advances and supports key goals of these adopted plans through thoughtful, context sensitive design. Goal LU-3: Promote quality commercial and retail development at well-located sites in order to help reverse retail leakage trends. Support Statement: The James Norris Road PUD includes three commercial out-parcel sites within the development. Two smaller sized outparcels that are located on both sides of NC-210 and one large commer- cial development located in the interior of the James Norris Road Development served by its own entrance. All three of these proposed commercial sites serve to support local neighborhood needs as well as regional commercial demand. Goal LU-4: Accommodate a mixture of housing types in appropriate areas. Support Statement: The James Norris Road PUD provides a mixture of single family detached and town- home lots to serve the diverse residential needs of Harnett County and to allow community residents to grow in place as their needs change. Goal NR-1: Protect High-Quality Waters in the County that preserve habitat for the Cape Fear Shiner and other rare aquatic species. Goal NR-2: Encourage compatible development in areas with high-quality environmentalism features. Goal NR-5: Raise awareness of the county’s unique natural assets. Support Statement: The design of the James Norris Road PUD seeks to work with the land, rather than against it by preserving over 30-acres of on-site crit- ical wetland areas and several hundred feet of riparian buffer along West Buies Creek. These environmental features are integrated into the site with recreational amenities located nearby, allowing residents to be exposed to the natural environment while preserving these natural habitats. CHAPTER TITLE PLAN CONSISTENCY PLAN CONSISTENCY Goal NR-4: Provide active and passive recreation opportunities to preserve and enhance the quality of life. Policy LU-3.4: Require pedestrian facilities in new developments near Development Nodes and in Low Density and Medium Density Residential Areas. Policy LU-3.5: Encourage public greenspace or plazas as organizing elements and destinations within Devel- opment Nodes. Policy TRANS-3.2: Encourage the incorporation of pedestrian infrastructure in new developments within Residential Focus Areas and near defined Development Nodes. Support Statement: The proposed development provides a variety of both passive and active recreational areas (including a dog park, seating areas and covered gazebos), interconnected by a comprehensive network of on-street sidewalks and off-street trails. 14 15CHAPTER TITLE EXISTING CONDITIONS EXISTING CONDITIONS Existing Conditions Summary Located in Harnett County a few miles southwest of the Town of Angier, the James Norris Road Develop- ment is a 90-acre site consisting of an assemblage of five parcels stretching from NC-210 to the south to James Norris Road to the North. The site is currently dominated by large amounts of wetlands, a segment of West Buies Creek and large stands of deciduous trees. Bounding the site are two roads that gives the site superior access to surrounding county amenities and major highways. SITE INVENTORY Harnett County GIS 16 17EXISTING CONDITIONS EXISTING CONDITIONS HARNETT COUNTY FUTURE LAND USEHARNETT COUNTY CURRENT ZONING CapeFearRiver WAKEWAKECHATHAMCHATHAM MOOREMOORE HOKEHOKE JOHNSTONJOHNSTON SAMPSONSAMPSON CUMBERLANDCUMBERLAND LEELEE ¬«210 ¬«55 ¬«82 ¬«27 ¬«210 ¬«55 ¬«42 ¬«217 ¬«210 ¬«27 ¬«55 ¬«27 ¬«55¬«55 ¬«24 ¬«87 ¬«27 ¬«87 ¬«82 ¬«87 £¤421 £¤301 £¤421 £¤401 £¤401 £¤421 £¤421 £¤301 £¤401 §¨¦95 §¨¦95 ¬«27 ¬«24 ¬«24 ¬«24 Angier Etj Benson Etj Broadway Etj Coats Etj Dunn Etj Erwin Etj Fuquay_VarinaEtj LillingtonEtj NorthRaleighStreetLongbranchRoad DocsRoad US 421 South MainStreet Erwin ChapelRoad MurchisontownRoad CaneMillRoad TippetRoad ThomasKellyRoad Neills CreekRoad SouthNC55Hwy HobsonRoad WestOldRoad Buffalo Lake Roa dTingen RoadFairgroundRoadNC27East NC 55 EastNC 210 South Chicora RoadUS401South AntiochChurchRoad Olivia Road RawlsChurchRoad US421North PonderosaTrail LeslieCampbellAvenue NC27West NC27West McNeillHobbsRoad SouthLincolnStreet 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Prepared by Harnett County GISDate: March 16, 2024Harnett County GIS Department305 W. Cornelius Harnett Boulevard Suite 100Lillington, NC 27546Phone: 910-893-7523Web: www.gis.harnett.org µ LEGEND CapeFearRiver # # # # # # # # # # # # # # # # # # # # # # # # # # # # # # WAKEWAKE CHATHAMCHATHAM MOOREMOORE JOHNSTONJOHNSTON SAMPSONSAMPSON CUMBERLANDCUMBERLAND LEELEE ¬«210 ¬«55 ¬«82 ¬«27 ¬«27 ¬«210 ¬«55 ¬«42 ¬«217 ¬«210 ¬«27 ¬«55 ¬«27 ¬«55¬«55 ¬«24 ¬«87 ¬«27 ¬«87 ¬«82 ¬«87 £¤421 £¤301 £¤421 £¤401 £¤401 £¤421 £¤421 £¤301 £¤401 §¨¦95 ¬«27 ¬«24 ¬«24 ¬«24 GordonElementary Coats-ErwinMiddle HighlandElementary NorthwestHarnettElementary ErwinElementary WesternHarnett High AngierElementary HighlandMiddle Triton High Boone TrailElementary HarnettCentralMiddle Lillington-ShawtownElementary WesternHarnettMiddle JohnsonvilleElementary ShughartElementary South HarnettElementary Dunn Middle Harnett Central High Buies CreekElementary OverhillsElementary BenhavenElementary OverhillsMiddle LafayetteElementary ShughartMiddle AndersonCreekPrimary NorthHarnettPrimary CoatsElementary OverhillsHigh Youngs PondOverhills Lake Popes Lake Buffalo Lakes Hannas LakeNorthRaleighStreet LongbranchRoadDocsRoad US421So uthMainStreetErwinChapelRoadMurchisontownRoad CaneMillRoad TippetRoad NeillsCreek Road HobsonRoad West Old Road Buffalo Lake Road Tingen RoadFairgroundRoadNC27East NC 55 EastNC 210 South ChicoraRoad US401South AntiochChurchRoad Olivia Road RawlsChurchRoad US421North PonderosaTrail LeslieCampbellAvenue NC27West NC27West McNeillHobbs Road SouthLincolnStreet NurseryRoadRosserPittmanRoad EastCorneliusHarnettBoulevardJasmineRoad EbenezerChurchRoadGuyRoad DryCreekRoa dRaynorMcLambRo adLasaterRo adUS40 1NorthPeachFarm Road NC210 North HarnettCentralRoad ChristianLightRoad McDougaldRoad ElliottBridgeRoad US301SouthMatthews RoadAtkins Road Anders onLakeDrive BallardR oad Cente nnialParkway MiddleRoad McLeanChapelChurchRoad East Broad Street AsheAvenue LangdonRoad CalvaryChurchRoad Loop RoadJoeCollinsRoad NC 24-27 Baileys Xrds Road EastJohnsonStreet Old US 421 Titan 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RoadMillerRoadHarringtonRoadMtPisgahChurchRoadCPStewartRoad WestThorntonRoad AlphinR oadCortezMorrisonRoadBradleyRoad WeeksRoadWalterWaddellLa neOldHamiltonRoadBenhavenSchoolRoadMcLeodRoad MannRoadHicksRoad WhiffenRoa dMcC ormick RoadDormanRoad Shu eRoad Northview DriveMcFarlandRoad OaktrailLane BigBranchRoad GriffinRoadAutry RoadCummingsRoad ManorHillsRoad HogHeavenLaneMangumRoadClarksCornerRoad WootenLane Jerry Carr RoadWilburnRoadBoydBraffordDriveMoccasinBranchRoad CountryTimeLaneBuddyBarefootRoadPilsonRoadFredMcArtanLane RiverRidgeDrive Dixon Roa dBlanchJohnson Road Parrish RoadBrockRoad McArtanRoad BlackberryRoad Pine Oak CreekviewLane Tysinge rRoad MagruderRoad Jac kson Road MikeWilliamsLaneFarrarDairyRoad RiverBendFarmLane F U T U R E L A N D U S E 2 0 16FUTURE LA N D U S E 2 0 1 6 Map Prepared by Harnett County GISDate: March 16, 2024Coordinate System: NAD 1983 StatePlane North Carolina FIPS 3200 FeetProjection: Lambert Conformal ConicDatum: North American 1983Harnett County GIS Department305 W. Cornelius Harnett Boulevard Suite 100Lillington, NC 27546Phone: 910-893-7523Fax: 910-814-8251Email: gis@harnett.orgWeb: www.gis.harnett.org 0 7Mi µ 1:56,000Scale: ETJ Boundary Compact Mixed Use Employment Mixed use Rural Center Compatibility Development Target Area Environmentally Sensitive Areas Low Density Residential Medium Density Residential Mililtary Military Corridor Buffer Protected Areas Agricultural #School Interstate US Highway NC Highway Railroad Lake/Pond County Boundary P L A N N I N G A N D P L A N N I N G A N D D E V E L O P M E N T S E R V I C E SDEVELOPMENT S E R V I C E S LEGEND Note: An update to the Harnett County Comprehensive Plan is currently underway and FLU designations are subject to change. 18 19EXISTING CONDITIONS EXISTING CONDITIONS NC - 2 1 0 01 02 03 04 05 06 EXISTING SITE FEATURES 01 Perennial Stream (West Buies Creek) 02 Intermittent Stream 03 Wetlands 04 Culvert Stream Crossing 05 Existing Open Fields 06 Pine Forest 07 Existing Pond TEXT EXISTING SITE FEATURES ToTal area: +/- 91.81 aC WeTlands: +/- 33.22 aC sTream Buffer: +/- 6.3 aC R/W Dedication: +/- 2.4 AC EXISTING CONDITIONS MAP DRAWN ATSCALE: 1”=200’JAMES NORRIS RD.07 WEST BUIES CREEK 20 21CHAPTER TITLE Master Plan The James Norris Road PUD will be a high-quality devel- opment that offers a mix of residential and commercial opportunities for the county and its residents. The master plan is focused on preserving existing natural resources on site and working with the land to create a cohesive well-thought-out community. The master plan layout for this development has been laid out so as to weave the residential and commercial components around the over 30-acres of wetlands and stream buffers along the West Buies Creek. The devel- opment connects James Norris Road with NC-210, while creating more convenient access between existing and proposed residences and future commercial areas. With the surrounding development consisting of largely low density and agricultural land, it was an important feature of this development to be intentional where the uses are located in respect to the existing natural features of the site. The commercial tracts incorporated into the overall Master Plan support a variety of non-residential uses along the NC-210 corridor, in close proximity to the new 55-bypass. The smaller commercial tracts along the site drive at NC-210 lend themselves to smaller-scale neighborhood serving businesses. Conversely, the larger commercial tract (identified as Commercial Area ‘A’ on the Master Plan on the following page) would accommodate over 100,000 SF of non-residential space with direct access to NC-210, which could support more intense commercial or light industrial uses. While conveniently accessible to NC-210, this larger commercial area is deliberately separated and buffered from the residential pods by existing natural areas so as not to disrupt the residential character of the site. INTENT Image © 2024 Maxar Technologies Image © 2024 Maxar Technologies Image © 2024 Maxar Technologies Harnett County Aerial MASTER PLAN 22 23MASTER PLAN SITE FEATURES 01 Single Family 02 Townhomes 03 Primary Open Space Amenities 04 Pump House 05 Future Commercial 06 SCM MASTER PLAN 01 02 03 04 06 SCALE: 1”=200’DRAWN AT SITE DATA TABLE Total Area: +/- 91.81 aC Single Family Lots: 24 loTs (60’ x 150’ min.) Townhome Lots: +/- 165 loTs Commercial: +/- 110,000 sf Building (Conceptual Layout) +/- 17,000 sf Area +/- 44,000 sf Area Open Space: +/- 36.66 AC (40%) LEGEND SINGLE FAMILY TOWNHOME COMMERCIAL PERIMETER BUFFER(VARIABLE WIDTH) A 05 03 B C A B C NC - 2 1 0 JAMES NORRIS RD. 24 25CHAPTER TITLE PLANNED UNIT DEVELOPMENT CONDITIONS As a proposed Planned Unit Development, the following dimensional standards and architectural conditions will serve as committed requirements which supersede any underlying zoning standards which may otherwise apply in the R-30 zoning district. PUD Lanier Falls PLANNED UNIT DEVELOPMENT CONDITIONS 26 27ZONING CONDITIONS Dimensional Standards RESIDENTIAL: ZONING CONDITIONS SINGLE FAMILY LOTS LOT SIZE (Min.): 9,000 SF FRONT YARD SETBACK (Min.): 20 ft SIDE YARD SETBACK (Min.): 5ft REAR YARD SETBACK (Min.): 20ft SIDE CORNER SETBACK (Min.): 12ft LOT DIAGRAM - SINGLE FAMILY EXAMPLE ELEVATIONS SINGLE FAMILY DETACHED Note: The building elevations shown within this PUD booklet are for conceptual purposes only. They express the general intent of the developer and are aligned with the architectural standards which serve as binding commitments on this project. The elevations shown are not intended to represent an all-inclusive, exact representation of the only elevations which may be used within the James Norris Road PUD. TOWNHOME LOTS FRONT YARD SETBACK (Min.): 20 ft SIDE YARD SETBACK (Min.): 10’ (End Unit) REAR YARD SETBACK (Min.): 10 ft CORNER SIDE SETBACK (Min.): 12ft LOT DIAGRAM - TOWNHOMEDimensional Standards RESIDENTIAL: PARKING PARKING RATE: 3.5 SPACES PER DWELLING UNIT (APPLIED BY PUD) PROVIDED PARKING: 583 SPACES TOTAL GARAGE & DRIVEWAY SPACES: 512 SPACES SURFACE SPACES: 71 SPACES PARKING PARKING RATE: 2 SPACES PER DWELLING UNIT TOWNHOME ELEVATIONS - 4, 5 & 6 Units Front Yard Rear Yard Side YardEXAMPLE ELEVATIONS - TOWNHOMES Front Yard Rear Yard Side Yard 28 29ZONING CONDITIONS ZONING CONDITIONS Note: The building elevations shown within this PUD booklet are for conceptual purposes only. They express the general intent of the developer and are aligned with the architectural standards which serve as binding commitments on this project. The elevations shown are not intended to represent an all-inclusive, exact representation of the only elevations which may be used within the James Norris Road PUD. RESIDENTIAL DESIGN GUIDELINES Single Family House entrances for units with front facing single-car garages must have a covered porch or stoop area leading to the front door. Garage doors must have windows, decorative details or carriage-style adornments on them. A varied color palette shall be utilized on homes throughout the subdivision to include a maximum of two color families for siding. Other elements such as the front door, trim, shutters shall be permitted to be accent colors complementing the siding color. PROPOSED RESIDENTIAL MATERIALS On corner lots, the side elevation facing the public street shall contain at least two decora- tive elements such as but not limited to: Windows Recessed Window Decorative Window Trim around the Windows Decorative Brick/Stone Decorative Trim Decorative Shake Decorative Air Vents on Gable Decorative Gable Decorative Cornice Column Portico Dormer RESIDENTIAL DESIGN GUIDELINES Townhome House entrances for units with front facing single-car garages must have a covered porch or stoop area leading to the front door. There shall be one roof element such as a gable for each unit and one vertical break fro each building more than 3 units. Garage doors must have windows, decorative details or carriage-style adornments on them. A varied color palette shall be utilized on homes throughout the subdivision to include a maximum of two color families for siding. Other elements such as the front door, trim, shutters shall be permitted to be accent colors complementing the siding color. PROPOSED RESIDENTIAL MATERIALS On corner lots, the side elevation facing the public street shall contain at least two decora- tive elements such as but not limited to: Windows Recessed Window Decorative Window Trim around the Windows Decorative Brick/Stone Decorative Trim Decorative Shake Decorative Air Vents on Gable Decorative Gable Decorative Cornice Column Portico Dormer 30 31ZONING CONDITIONS ZONING CONDITIONS PERMITTED USE TABLE - COMMERCIAL TRACT James Norris Road PUD Educational & Institutional Uses Continuing Care Retirement Community/ Nursing Home P Religious Structures P* Adult Daycare P* Childcare Facility P* Learning Center P Automated Teller Machine (ATM)P* Financial Institutions (Banks, Credit Agencies, Investment Companies, etc.)P Emergency Services (ie- Police, Fire, Rescue, Ambulance Service)P Health Care Services (ie- Medical & Dental Clinic & Lab, Blood Bank, etc.)P Hospitals Parks P Public Library P Community & Civic Centers P Social Halls, Lodges, Fraternal Organizations, Clubs, & Other Similar Activities P Industrial Uses Storage, Self Mini-Warehouse/ Outdoor P* Utility Uses Privately Owned Public Utility Structures & Facilities P* Publicly Owned Utility Structures & Facilities P* Temporary Uses Nonresidential Building, Temporary P* Portable Food Sales P* Season Sales P* Temporary Events P* Turkey Shoot, Temporary/Seasonal S* Other Uses Comm. Towers: Microwave, TV, Telephone, Radio, & Cellular S* Outdoor Advertising Signs P Planned Unit Development S* PERMITTED USE TABLE - COMMERCIAL TRACT James Norris Road PUD Commercial Uses Recreational Day Camp S* Recreational Facility, Indoor P Convenience Stores & Convenience Type Business Establishments P* Grocery Store P Nursery, Retail P Retail Sales (Entirely within an enclosed building)P* Retail Sales, Outdoor (Primarily outside of an enclosed building)P* Shopping Center P* Car Wash P* Parking Lot P Existing Commercial Uses Applying for Permit to Expand P Veterinarian Service, Indoor P* Veterinarian Service, with Outdoor Facilities S* Bar, Tavern, & Entertainment Venue P* Automated Teller Machine (ATM)P* Financial Institutions (Banks, Credit Agencies, Investment Companies, etc)P Restaurant P* Business Service Establishment P Offices (Business or Professional)P Offices (Governmental)P Laundry Mat P Massage & Bodywork Spa, or Therapy Practice, Licensed P* Personal Service Establishment P Recreational Facility S* Athletic Fields, Private P*,S* Health & Training Center, Indoor P Health & Training Center, Outdoor S* Recreation & Amusement Services S Firing Range, Indoor P* Note: P- Permitted by Right S- Special use Permit via the Board of adjustment Per U.D.O. Section 2.0, Use regulations shall apply to those uses marked with an asterisk (*) 32 33 Street Sections RESIDENTIAL LOCAL STREET The majority of new local roads shall be private streets maintained by the HOA. The only new road proposed to be a public street maintained by NCDOT is the portion of the entry road off NC-210 up to the stream crossing (shown in dark blue). Street trees shall be planted at minimum of 40 feet on center. Fire hydrants shall be laid out in accordance with the fire code in place at time of submittal (i.e. Single family detached homes within 400’ from a hydrant. Townhomes within 500’ of a hydrant). Light pole placement shall be laid out in accordance to UDO section 7.0 Lighting Standards. ZONING CONDITIONS ZONING CONDITIONS RESIDENTIAL LOCAL STREET 50’ TOTAL RIGHT OF WAY 29’ B.O.C. - B.O.C.5’ SIDEWALK4.5’ PLANTING STRIP 4.5’ PLANTING STRIP R.O.W.R.O.W.1’ 1’ 5’ SIDEWALK Alternative Parking Plan Within the townhome pod, the James Norris Road PUD proposes to incor- porate an alternative parking plan which utilizes off-street parking lots to address both resident and guest parking needs. A minimum parking ratio of 3.5 parking spaces per 3 bedroom townhome unit shall apply in the place of the County’s standard rates. While this represents a reduction in the standard parking rate, it exceeds industry standards for townhomes and eliminates unnecessary parking. Excessive parking increases impervious surfaces (pavement), raises maintenance costs, reduces natural habitat, and negatively impacts stormwater management and pedestrian accessibility. Furthermore, excessive parking could lead to safety concerns for children playing in parking lots and amidst areas of vehicular travel. TOWNHOME PARKING CALCULATIONS PUD Proposed Parking Requirement: 3.5 Spaces/Unit Parking Required: 3.5*165 = 578 Spaces Parking Provided: 512 Garage Spaces & Driveway Parking Spaces 71 Surface Parking Spaces 583 Total Parking Spaces Provided NC-210 - Future 150’ R/W (Public) Street Section 150’ R/W James Norris Road - Future 90’ R/W (Public) Street Section 90’ R/W Residential Local Streets (Private) Street Section 50’R/W Residential Local Streets (Public) Street Section 50’ R/W 34 35CHAPTER TITLE OPEN SPACE + AMENITIES Throughout the 90-acre site there will be several areas of both passive and active open space components. With over 30-acres of wetlands on the site, the passive open space component will be generous and offer residents a complex natural internal buffer full of an array of trees, grasses and wildlife. In addition to the passive open space areas, there will be several nodes of active open space for residents including a dog park, playground, gazebos and seating as well as un-pro- grammed areas for recreation. Active open space areas will be connected by on-street sidewalks as well as off-street pedestrian facilities. Central NC Forest OPEN SPACE + AMENITIES 36 37CHAPTER TITLE OPEN SPACE + AMENITIES PASSIVE OPEN SPACE IMPROVED OPEN SPACE LEGEND PATHWAY PERIMETER BUFFER OPEN SPACE SITE DATA TABLE Total Area: +/- 90.75 AC Required Open Space: +/- 27.25 AC (30%) Provided Open Space: +/- 36.66 AC (40%) Perimeter Buffer: Variable 15’-30’ Streetscape Setback: 30’ (James Norris Road & NC-210) SCM: 7 Aboveground Ponds In accordance with Harnett County’s standards for planned unit developments, the James Norris Road PUD will maintain over 30% of the site as open space. Both active and passive open space facilities can be found throughout the development. The active open space nodes may contain dog parks, playgrounds, trails, seating and open recreation. The passive open spaces can be found within the perimeter buffer, around existing wetlands and stream features as well as within other pockets of relatively untouched natural forested areas. The trail and path network will allow residents to circu- late around SCMs, along the existing streams and to each active open space node. Active open spaces have been carefully placed so not to disrupt nearby activities. Residents will benefit from having a mixture of open spaces that encourage physical activity, community connectivity and exposure to nature. PLAYGROUND - CONCEPTUAL LAYOUT PLAYGROUND PERGOLA PLAYGROUND OPEN LAWN NC - 2 1 0 JAMES NORRIS RD.