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Home My WebLink AboutParrish Road_BOA PH Presentation_2024.07.081 TEAM INTRODUCTIONS 2 CONCEPTUAL MASTER PLANNING 3 WATER RESOURCES 4 YOUR SITE 5 QUESTIONS Parrish Road PUD BOA - Public Hearing 7.08.24 1 CIVIL ENGINEERING OVERVIEW LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Introduction / Roles Presentation Goals Development Process Overview Project Overview Land Use / Design Traffic Property Value Closing Comments 2 team introductions Robert “Bob” Hornik – Land Use Attorney Jason Rivenbark, PE, VP of Real Estate Investments + Development –Forestar Donna Crowder, Director of Entitlements - Forestar David Bergmark, AICP, Senior Planner – McAdams Will Letchworth, Vice President, Transportation - McAdams Rich Kirkland, MAI, State Certified General Appraiser - Kirkland Appraisals, LLC James Whitacre, PE, PLS, Managing Partner – Advanced Civil Design, Inc. 3 CIVIL ENGINEERING BOA HEARING GOALS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN To present the Board of Adjustment with sufficient evidence to support the Findings of Fact the Board Is required by UDO Article XII, section 3.1.3A to make in order to grant the special use permit for the PUD. The special use permit process is a quasi-judicial process, which means: Board members must make their decision based on the evidence and testimony presented at this hearing, and not on any information they have gathered or conversations they may have had outside this hearing. 4 CIVIL ENGINEERING BOA HEARING GOALS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN We intend, through our team of qualified experts, to show that the PUD plan presented meets the requirements of the UDO and that we have presented substantial, competent evidence to support each of the 5 findings of fact the Board must make to grant the SUP . Those findings are as follows: The PUD, if allowed, will not materially endanger the public health and safety. The proposed use will meet all required conditions and specifications of the UDO. The PUD, if developed as proposed, will not substantially injure the value of adjoining property. The PUD use is in harmony with the surrounding area and compatible with the surrounding neighborhood, and The PUD use is in general conformance with the Harnett County UDO, land use plan and other relevant plans. 5 DEVELOPMENT PROCESS OVERVIEW 6 1 TEAM INTRODUCTIONS 2 CONCEPTUAL MASTER PLANNING 3 WATER RESOURCES 4 YOUR SITE 5 QUESTIONS FORESTAR INTRODUCTION Jason Rivenbark, PE, VP of Real Estate Investments + Development 7 1 TEAM INTRODUCTIONS 2 CONCEPTUAL MASTER PLANNING 3 WATER RESOURCES 4 YOUR SITE 5 QUESTIONS PROJECT OVERVIEW Land Use / Design / Plan Consistency David Bergmark, AICP Senior Planner, McAdams 8 CIVIL ENGINEERING PROJECT LOCATION LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN 9 CIVIL ENGINEERING PROJECT DETAILS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Proposed Use: SFD detached, Townhomes, and a single commercial outparcel. Unit Breakdown: 181 SFD detached lots (min. 9000 SF lots; mix of ~9k and ~12k) 167 Townhomes 338 total DUs Commercial Outparcel Limited uses (neighborhood serving) prescribed within PUD document Open Space Traditional residential development – no dedicated open space Parrish Road PUD : ~34% of the site is open space Site Area / Density: ~ 3.25 DUA on ~104 acres 10 CIVIL ENGINEERING PROJECT DETAILS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN 11 CIVIL ENGINEERING PROJECT DETAILS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Open Space Provided: ~ 34 acres ~17 acres Improved ~17 acres Passive Landscaped Buffers 15 ft perimeter buffers 30 ft streetscape buffer along Parrish Rd 15 ft perimeter buffer along commercial outparcel Amenities Pool & Amenity Area Paved Walking Trails and Fitness Stations 2 Dog Parks Natural, Passive Open Spaces 12 CIVIL ENGINEERING PROJECT DETAILS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Open space Provided: ~ 34 acres ~17 Acres Improved ~17 acres Passive Amenities Pool & Amenity Area Paved Walking Trails and Fitness Stations2 Dog Parks Natural, Passive Open Spaces 13 CIVIL ENGINEERING ARCHITECTURAL COMMITMENTS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN 14 CIVIL ENGINEERING PLAN CONSISTENCY LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Harnett County Future Land Use Plan designates the subject property as ‘Medium Density Residential’ Transition between Town of Angier and ‘Employment Mixed Use’ US-401 corridor Lot size / townhomes supports the medium density designation Transition between Parrish Road PUD and adjacent land supported by: Perimeter buffers Existing wetlands SCM and open space placement Larger lots along the project periphery 15 CIVIL ENGINEERING PROJECT DETAILS - INFRASTRUCTURE LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Code Compliance Street trees 40’ on-center Fire hydrants per specifications Streetlights 300’ on-center Sidewalk on both sides Curb/gutter street design on internal roads. Extension of County water/sewer 16 CIVIL ENGINEERING PROJECT DETAILS – PROPOSED EMERGENCY ACCESS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Proposed Emergency Access Drive 17 CIVIL ENGINEERING LAND USE DESIGN SUMMARY – SUP APPROVAL CRITERIA LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Notable Site Elements / SUP Criteria Supported Perimeter & Streetscape Buffers ( Public Safety / UDO compliance / Property Value / Harmony) Curb/Gutter/Sidewalks/Street Trees ( Public Safety / UDO compliance / Property Value ) Voluntary Architectural Standards (Property Value / Harmony) Recreational Amenities (Public Safety / UDO Compliance / Property Value) Mix of lot sizes and residential product types (Plan Consistency / Property Value) Location of Larger Lots / SCMS (Public Safety / UDO compliance / Property Value / Harmony) Proposed Emergency Access Drive (Public Safety / Property Value / Harmony) 18 1 TEAM INTRODUCTIONS 2 CONCEPTUAL MASTER PLANNING 3 WATER RESOURCES 4 YOUR SITE 5 QUESTIONS TRAFFIC IMPACT ANALYSIS Will Letchworth Vice President, Transportation - McAdams 19 CIVIL ENGINEERING Transportation Impact Analysis (TIA) LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN TIA completed per NCDOT and County Regulations Preliminary NCDOT approval Awaiting District comments Received Planning Department Comments Study Intersections Chalybeate Springs Road and Parrish Road, Chalybeate Springs Road and Lafayette Road, Chalybeate Springs Road and US 401, and Chalybeate Springs Road and future NC 55 Bypass Chalybeate Springs Road – 2,600 VPD <20% capacity of road Chalybeate Springs Road / US 401 – Level of Service (LOS) F existing on Chalybeate Springs Rd No approved adjacent developments – County/NCDOT recommended 3% growth rate 20 CIVIL ENGINEERING TIA - RECOMMENDATIONS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Signalization and South Bound Left Turn Lane at US 401 Substantial Benefit to Chalybeate Springs Road 21 CIVIL ENGINEERING TRAFFIC – NEIGHBORHOOD MEETING CONCERNS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Sight Distance at Parrish Road Investigating potential methods to increase distance Recent slower speed limit helps Local residents enjoy walking along Parrish Road Project will provide new sidewalk along Parrish Road within project boundary Drivers running Lafayette Stop sign Willing to work with NCDOT to reconfigure intersection to minimize rolling stops 22 CIVIL ENGINEERING TRAFFIC – SUP APPROVAL CRITERIA LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN Public Safety Proposed development will not materially endanger the public health and safety 23 1 TEAM INTRODUCTIONS 2 CONCEPTUAL MASTER PLANNING 3 WATER RESOURCES 4 YOUR SITE 5 QUESTIONS PROPERTY VALUE ANALYSIS Rich Kirkland, MAI, State Certified General Appraiser - Kirkland Appraisals, LLC 24 CIVIL ENGINEERING PROPERTY VALUE ANALYSIS LAND PLANNING SURVEYING LANDSCAPE ARCHITECTURE SUBSURFACE UTILITY ENGINEERING CONSTRUCTION ADMINISTRATION STREAM + WETLAND DESIGN 25 CLOSING COMMENTS * * 26 * * 27