HomeMy WebLinkAboutStaff Report - BOA2405-0005HARNETT COUNTY
BOARD OF ADJUSTMENTS
July 8, 2024
Staff Contact: Meade Bradshaw III, CZO, Senior Planner
(910) 814-6410 or mbradshaw@harnett.org
CASE NUMBER: BOA2405-0005
APPLICANT: McAdams
OWNER: Senter-Coffield LLC & C/O William J Senter
LOCATION: Black River Township
STATE ROAD #: Parrish Road/ 1442
ZONING: RA-30 & Conservation
ACREAGE: +/- 104.4
PIN: 0664-20-6936, 0664-21-6024, 0664-20-8178, 0664-30-2816
RUQUEST: Planned Unit Development – 181 single-family detached homes; 167 townhomes & +/- 2,000 square feet Commercial
MAP
PHYSICAL CHARACTERISTICS
A. Site: The parcels are currently vacant.
B. Surrounding Land Uses: Surrounding land uses consist of single-family detached dwellings and agricultural land.
Future Land Use Map
Medium Density Residential (orange)
Medium density residential with a mix of housing types including single—family detached homes with average lot sizes, small lot homes and patio homes. Gross densities of 2-5 dwelling
units per acre, located in areas served by current or planned utilities or in areas near the extra-territorial jurisdiction (ETJ) of towns. Additional housing types (including townhomes
and apartments) and higher densities may be appropriate as part of planned developments or near Development Nodes.
PROJECT INFORMATION
Overall density is 3.3 dwelling units per acre.
The development will comply with the supplied development guidelines, municipal ordinances, and board conditions.
34.38 acres of open space, or 34.2% percent of total acreage. This also includes associated buffers, a swimming pool, dog park, and walking trails around the proposed stormwater control
measures (ponds).
Street trees, sidewalks, perimeter buffering, and curb & gutter street cross-sections, and improved open space will be required. The supplied development guidelines illustrates these
details.
Approximately 348 units total to be developed; 181 Single-family detached and 167 Townhome.
This project is to be served by public water and sewer. The applicant has provided Harnett Regional Water with calculations that verify that there are services available to supply the
development.
The land use classification for this area is “Medium Density Residential”.
If approved, this proposal will also go through the Development Review Board, following the major subdivision review process. This will entail thorough review and analysis from Harnett
County Planning, Fire Marshal, Engineering, Public Utilities, E911 Addressing. State and Federal departments including NCDOT, NCDEQ, and The Army Corps of Engineers will also be included
at this time.
A full technical review has not been performed at this time.
PROJECT INFORMATION CONTINUED:
Dwelling unit breakdowns are as follows:
LOT SIZE NUMBER OF LOTS
Single-family detached lots - 9,000 sq. ft. 181
Townhome 167
Parking
Single-family detached
Parking requirement – 2 spaces/unit
Townhome
Parking Requirement – 1.5 spaces/bedroom; 1/bedroom for more than 2 bedrooms
Required if all 3 bedroom – 4 spaces/unit = 668
Proposal – 587 spaces (requesting approval of an alternative parking plan)
TRANSPORTATION:
Sight distances are adequate at all proposed points of ingress/egress on Parrish Road.
A traffic impact analysis was submitted showing no significant impact on Chalybeate Springs Road.
2,600 vehicle trips per day along Chalybeate Springs Road.
Site distances are adequate at all proposed points of ingress/egress on Parrish Road.
Off-site improvements at the intersection of Chalybeate Springs Road and US Hwy 401 are recommended.
A traffic signal installed prior to the 100th Certificate of Occupancy
A southbound left turn lane on US Hwy 401
The developer has proposed the plan and a traffic impact analysis to NCDOT and has received some preliminary comments regarding improvements along the existing roadway. The engineer
of record is here to answer any questions that relate to this.
COUNTY UDO USE REGULATIONS:
Planned Unit Development
A PUD may modify the requirements set forth in the UDO, if the applicant demonstrates how the proposed development is superior to that accomplished through conventional ordinance application.
Superior design criteria exceed the standard development requirements of the Harnett County Unified Development Ordinance. While there are numerous techniques that may be utilized for
each of the criteria below, it is up to the applicant to determine what is most appropriate for the proposed PUD.