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STAFF REPORT

REQUEST FOR FINAL DEVELOPMENT PLAN (FDP)

ZONING DOCKET: K-641FDP.A1 Tract 8 West Welden

PLANNING BOARD: April 9, 2018

ZONING:

Traditional Neighborhood Development –

Special Use District (TND-S)

OWNER

& DEVELOPER:

The Arden Group/PM Development LLC

PETITIONER:

Brent Cockrum, Agent for Owner

PROPOSED PROJECT:

Petitioner requesting approval of the second phase of a Two-Phase Special Use District zoning

petition.

USES: Residential Building, Single Family; and Residential Building, Twin Homes

ACRES: 26.84 +/-

NUMBER OF UNITS: 53

DENSITY: 1.97 units per acre

LOCATION OF PROPERTY AND RELATION TO EXISTING ZONING DISTRICTS:

Site is located off Old Salem Road, east of Abbots Creek, and west of Ellis Forest Road, being

part of PIN #(s) 6884-18-5127 and 6884-17-6391. Adjacent properties to the north is in Forsyth

County’s jurisdiction and is zoned RM8-S and AG. Property to the south is zoned TND-S and to

the west is RS30 and MU-S.

RECENT ZONING HSTORY:

Case and location Board of Aldermen PB Rec. Staff Rec.

K-641 Carrollton AG to MU-S Approval 10/4/2006 Approval Approval

PM Development (Original rezoning that include 247 acres. Six amendments took place

which included adding additional acres to the MU-S zoning district and approval of two

Final Development Plans in Carrollton Crossing at the intersection of NC 66 and Old

Salem Road. K-641.A7 revised the mixed use to development from Carrollton MU-S to

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Welden TND-S)

K-641.A7 Welden MU-S to TND-S Approval 2/3/2015 Approval Approval

Milt Rhodes, Agent for The Arden Group (PM Development LLC)

K-641.A8 Welden AG to TND-S Approval 2/2/2016 Approval Approval

Milt Rhodes, Agent for The Arden Group (PM Development LLC)

K-641.Tract 5 Welden TND-S FDP Na 3/9/2015Approval Approval

The Arden Group/PM Development LLC – Central residential neighborhood.

K-641.Tract 6 Welden TND-S FDP Na 3/9/2015Approval Approval

The Arden Group/PM Development LLC – Apartment

K-641.Tract 7 Welden TND-S FDP Na 3/9/2015Approval Approval

The Arden Group/PM Development LLC – Eastover neighborhood

K-641FDP TR8 Na 12/11/2017Approval Approval

Brent Cockrum, Agent for Owner – West Welden

PROPOSED SITE PLAN AMENDMENT:

Due to topographical challenges, an amendment to the original approved site plan is being requested.

Original Proposed

FINDINGS:

Traditional Neighborhood Development – Special Use District (TND-S):

The Traditional Neighborhood Development – Special Use zoning district “Purpose Statement”

is:

“Purpose. The TND-S District is intended to promote compact mixed use development

projects that includes a range of housing types, a network of well-connected streets, alleys

and blocks, public spaces, and amenities such as stores, schools, and places of worship

within walking distance of residences or is within walking distance to those land uses. TND

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projects incorporate many different high quality architectural styles and site plan design

elements to create an enhanced livable neighbor(s). This district encourages innovation

by offering flexibility in design and layout requirements to achieve a greater choice of

living, and working environments. The development design should also be compatible with

the natural terrain and surrounding uses, protect natural and/or historic resources, and

provide useful open space. This district is only permitted through the special use district

zoning process.

TND-S allows for:

1. Residential development designs

that incorporate alleys to allow for

rear yard garages and rear parking

spaces to create pedestrian scale

front yards and street area. See

illustrations to the right showing

proposed TND-S design elements

creating pedestrian friendly spaces

and areas for enhanced social

interaction.

2. Compact development to allow for

the incorporation of open spaces.

A TND-S requires a submittal of a “master

plan” document sometimes called the

“vision book”. A Special Use District

condition for K-641.A7 Welden states:

“The Welden Vision Book dated October,

2014 shall establish the architectural and

site plan design standards during the

Final Development Plan and building

permit submittals for review and

approval.”

The conceptual site plan in the “Welden Vision Book” provides the frame work to guide the

development in phases. Being a conceptual site plan, it allows for flexibility in land uses while

holding to the architectural, streetscape and open space design standards.

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The proposed TND-S has phasing

provisions to require a balanced and

integrated mixture of uses in

accordance with the overall Welden

Vision Book concepts, and requires

a proportionate of the project's open

space and common facilities to be

included in each phase.

Phasing of Housing Types:

The development concept of

Welden is to offer the consumer

flexibility of the housing types at

the time of sale, which allows for a

variety of housing types and lot

sizes to be developed on each

block. The goal is to prevent a

cookie cutter type housing

development in which the

developer lays out his lots all in the

same size and shape. A common term for that type of residential development is “tract housing”

in which multiple similar homes are built on a tract of land with similar size small lots.

Amenities:

The proposed West Welden is

a tract within Welden that has

environmental constraints of

streams and steep topography.

To assist in implementing the

Welden Vision Book the

development was designed

within the context of those

constraints to create

additional open space and

common facilities. Seventy-

seven percent (77%) of the

land will remaining

undeveloped. A greenway

trail is being proposed to

provide a pedestrian and

bicycle connection between

West Welden and the

remaining portion of Welden.

There is also a public

sidewalk proposed that would

access a conservation area

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that was dedicated by Calebs Creek as public recreation and a greenway easement. A private

neighhood nature trail is being proposed along the western undeveloped portion of the

development. A small open space amenity area is also provided across from the stormwater

biocell.

Housing:

“The Welden Vision Book” development plan is based on a 2014 Market Study. The Market

Study suggests that the initial phase for Welden Center should include both attached and

detached residential housing options. The 2014 Market Study indicates that a diversity of

housing options is warranted due to the variety and diversity of household types present in the

Kernersville housing market, and expected for the foreseeable future based on the strength of the

Kernersville and central Triad job market. The proposed housing design is an arts and craft style

cottage home. The individual lots will be platted for each house site.

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Transportation:

Welden was able to purchase additional property along Old Salem Road to provide them direct

access to Old Salem Road. A secondary emergency service lane will provide a 20’ street that

runs parallel to the greenway connecting to Ellis Forest Drive. NCDOT is requiring right and left

turn lanes on Old Salem Road.

Landscaping:

The site plan calls for tree lined streets. The following is the narrative from the landscape architect

that selected the streetyard trees:

Street tree species selected need to be able to thrive in adverse growing conditions

including salts, disease, compact soils, and microclimates (Ranney et. Al 1997). Trees need

to have deep roots as opposed to shallow feeder roots. Cultivars selected should have high

branching to prevent conflicts with adjacent walkways and vehicular paths. Trees should

be selected that can thrive in small root space. In addition, maintaining tree diversity is

also important to mitigate disease and pests.

To mitigate street tree conflicts: select trees with upright growth habit, and deep roots;

provide continuous tree planting trenches; use structural soil under sidewalks to allow root

infiltration; and use root barriers to direct roots below sidewalks.

Trees selected are based off of proven recommendations from the NC State University

Forestry and Horticulture Schools.

Street Tree – Acer Rubrum ‘Autumn Flame’

This is a cultivar of red maple that has been extensively grown in urban environments,

street frontages, and even parking areas for the past 40 years. Long history of success with

minimal sidewalk conflict.

Street Tree – Quercus lyrata

Quercus lyrata is the Overcup oak. This is a tree that has evolved to grow in poor soils

that can go from wet to dry rapidly. Overcup oaks, because of this, use deep feeder roots

that spread downward around the base of the tree. These are a tree of choice for

streetscapes across the central peidmont of North Carolina.

Street Tree– Quercus rubrum

Quercus Rubrum is the red oak. This North Carolina native is well adapted to poor clay

soils, common in the central to western peidmont of North Carolina. Roots are deep in

nature and not as prone to butressing like its relative the willow oak, a common sidewalk

breaking tree. Red oaks have been used extensively as street trees and parking lot trees

for their ability to grow in confined root spaces with minimal pavement damage to the

surrounding areas.

Watershed:

The site is located in Lower Abbotts Creek WS III – BW which requires riparian area protection

as indicated in the Town of Kernersville Watershed Protection Ordinance, Development

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Regulations, Section 3-3.2 Buffer Areas Required, (D) “Lower Abbott’s Creek Sewer Area

Watershed Protection Rules”. So if the project is Low or High Density development it will be

required to meet the riparian areas protection rules, including the maintenance of sheet flow.

The different phases will contribute to the total accumulated amount of impervious areas for the

project; but a stormwater management plan prepared by a professional engineer, submitted for

review and approval by the Town of Kernersville, is required for each phase of development (the

stormwater management plan for each phase shall provide stormwater runoff treatment). Also,

each phase will have a watershed/stormwater permit.

The entire Welden Subdivision, over 400 acres, will be considered as one development project for

watershed/stormwater purposes and will be following the High density option; therefore, a

minimum one hundred (100) foot vegetative buffer along all perennial waters is required to be

shown in the site plan for all new development activity in each phase of the project.

Proposed new phases shall provide the updated Watershed/Stormwater Master Plan and

Impervious Calculations Chart information including the accumulative impervious area for the

entire watershed/stormwater project and the contribution of the phase to the existing impervious

area of the entire project. In each Final Development Plan the Watershed site data information

block for the phase will be required. All watershed and stormwater requirements and regulations

that are applicable and adopted by the Town and/or NCDENR and/or other regulatory agencies

with jurisdiction over the site at the time of submittal of final development site plans shall be

adhered to.

RECOMMENDATION:

Approval of the Final Development Plan as submitted with the following conditions:

First Phase Rezoning Conditions that Apply

Mixed Residential

1. The “Welden Vision Book” dated October, 2014 shall establish the architectural and site

plan design standards during the Final Development Plan and building permit submittals

for review and approval.

2. Garage doors shall be paneled and framed with decorative trim for front loading garages.

3. The front of the garage, for front-loading garages, shall not extend more than 5’ from the

front entrance wall or if adjacent to the porch shall not extend 3’ from the porch front

without prior staff approval.

4. Usable porches and stoops shall form a predominate motif of the building design and be

located on the front and/or side of the home. The porch must be at least 36 square feet in

area and have minimum depth of 5’.

5. The historic design features shall apply to all sides of the structure.

6. Residential building elevations along a block shall create a rhythm and continuity of

window, doors and porches. Residential homes with front loading garage shall have no

two elevations with identical windows and door design on the same single-family

residential block. (A block is defined as the area between intersecting streets).

7. The front and rear yards shall include a distinctly designed landscaped and/or fenced

feature. The minimum planting shall meet of the UDO multifamily and or single family

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planting requirements.

Residential Outdoor Design Features

8. Functional front porches and rear porches, decks or patios shall be an integral part of the

housing unit to allow for outside activities in both a public setting (front yard/street space)

or private setting (rear yard).

9. Homes with the front door located in the middle of the unit shall have a walk leading from

the front porch to the public sidewalk.

Parks

10. A recreational land fee of $250 per housing unit will be assessed at the time of building

permits to cover the cost of future public parks and facilities to serve the area. Public park

space(s) shall be a minimum of 5% of the development. The public park(s) shall be

designed in the context of the surrounding architecture and designed in a passive park style.

11. Each neighborhood shall contain, as its central focus, at least one square or park. The area

shall be designed to be visible from the street and numerous units to provide for adequate

access and safety.

Freestanding Signage

12. Shall comply with the Highway Corridor Overlay District.

Lighting

13. The lighting for the project shall be “cut-off lighting fixtures”. Cut off lighting fixtures are

lights that cast light downward. Pedestrian scale lighting should illuminate so that lighting

dissolves at the rooflines of buildings or the top of the light pole. During the review for

building permits the petitioner shall submit the outdoor lighting plan. Individual fixtures

and lighting systems shall be designed, constructed and installed to control glare and light

trespass, minimize obtrusive light while maintaining safety, security and productivity, and

curtail the degradation of the night time visual environment by reducing light pollution.

Design Review

14. A Community Development staff person shall be an ex-officio member of any architectural

review committee established by developer(s) to provide interpretation of special use

district conditions and Unified Development Ordinance standards.

Streets and Sidewalks

15. Developer shall identify the “Pedestrian Access” to the open space with signage.

New Final Development Plan Conditions

Land Uses

16. Permitted Uses: Residential Building, Single Family and Residential Building, Twin

Homes.

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House Design

17. The housing design shall be arts and craft style cottage homes.

Watershed

18. When final stormwater and construction plan(s) are submitted, the developer and/or

property owner shall provide an accurate delineation of all existing riparian buffers, Zone

1 and Zone 2 shall be clearly delineated on the plans. The developer and/or property owner

shall have a certified consultant evaluate the site to determine the extent of any regulated

stream, wetland, or buffers that may be applicable to this site.

19. Any off-site stormwater drainage which cannot be bypassed, must also be treated in the

BMP(s).

20. All permanent stormwater management devices will be installed prior to issuance of any

“Certificate of Occupancy”.

Landscaping

21. Streetyard trees as shown on the site plan shall be within a continuous tree planting trench;

use structural soil under sidewalks to allow root infiltration; and use root barriers to direct

roots below sidewalks.

22. The tree preservation area is delineated as the tree line area on the site plan.

23. The streetyard trees shall be private trees maintained by property owner’s association, and

shall be stated in the Restrictive Convenants.

Transportation

24. Right and left turn lanes on Old Salem Road are required. NCDOT shall determine the

construction timing of the turn lanes.

Streets and Pathways

25. A grading plan for the pathway from the trail to the sidewalk shall be adjusted to create a

navigable walkway to the amenity area prior to building permit submittal.

26. The Emergency Service Lane (C) and public greenway shall be maintained by the property

owner’s/homeowner’s association until such time as the Greenway is connected to the

future proposed greenway network.

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Parks

27. A detailed plan for the square or park shall be submitted at the time of construction plan

submittal.

Platting

28. A public right-of-way shall be dedicated to the Town of Kernersville for the 8’ sidewalk

and Emergency Service Lane C.

Emergency Service

29. The future extension of Ellis Forest Road shall include a fire hydrant at the intersection of

Emergency Service Lane C.

30. At the time of construction plans submittal, bollards or a gate shall be proposed for review

and approval limiting the access to the Emergency Service Lane (C) and public greenway

to emergency vehicles, pedestrians, and bicyclists.

Site Plan

31. Site plan as submitted with the condition changes listed above.