14CZ19 MI Homes

D
IDGE
TH R
ON
KENN
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MP
FORG ET ME NOT
TWIN CREEK
HOLT
3913
R
FA
CATLETTE
Rezoning Case
#14CZ19
HOWELL
±
0
200
400
600
DAVI
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OLD JENK
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800
Feet
Prepared by: Town of Apex Planning Department-Oct 2014
MIDDLETON PUD
PD PLAN FOR PUD CZ
APEX, NORTH CAROLINA
Dated: September 2, 2014
Revised: October 10, 2014
November 19, 2014
PREPARED FOR:
MI HOMES
PREPARED BY:
MORNINGSTAR LAW GROUP
JASON L. BARRON, PARTNER
AND
THE JOHN R. MCADAMS
COMPANY
BOB ZUMWALT, RLA
Section 1: Table of Contents – PUD Text
Section 1: Table of Contents
Section 2: Vicinity Map
Section 3: Project Data
Section 4: Purpose Statement
Section 5: Permitted Uses
Section 6: Proposed Design Controls
Section 7: Proposed Architectural Controls
Section 8: Parking and Loading
Section 9: Signage
Section 10: Natural Resource and Environmental Data
Section 11: Stormwater Management
Section 12: Parks and Recreation
Section 13: Public Facilities
Section 14: Phasing Plan
Section 15: Consistency with Land Use Plan
Section 16: Compliance with UDO
Section 2: Vicinity Map
Section 3: Project Data
A. Name of Project:
Middleton PUD
B. Applicant
Owner/Developer:
MI Homes of Raleigh, LLC
1511 Sunday Dr Suite 100
Raleigh, NC 27607
919-233-5740
[email protected]
Prepared By:
The John R. McAdams Company, Inc.
2905 Meridian Parkway
Durham, NC 27713
C. Current Zoning Designation:
Rural Residential (RR)
D. Proposed Zoning Designation:
PUD-CZ
D. Current 2030 Land Use Map Designation:
Medium Density Residential (single-family homes and townhomes up to 6 units
per acre).
E. Proposed 2030 Land Use Map Designation:
The proposed PUD at 2.53 units/acre is consistent with the current land use
designation of medium density residential.
G. Area of Tracts and Property Ownership
Total Acreage within PUD: 73 Acres
Property Ownership (PIN) and Acreage:
Portion of: 0743413910 – 22.88
Portion of: 0743522024 – 6.75
Portion of: 0743428445 – 5.73
Portion of: 0743211569 – 10.35
0743227106 – 10.05
0743221421 – 10.05
0743217577 – 11.51
Section 4: Purpose Statement
The Middleton PUD development concept intends to provide a mix of residential
housing opportunities that are consistent with the Town’s stated PUD goal to provide
site specific, high quality neighborhoods that exhibit natural feature preservation as well
as compatibility with, and connectivity to, surrounding land uses. It is the intent of this
development to comply with the PUD development parameters and design controls set
forth in the Town’s UDO (Section 2.3.4 (F) (1)(a)(i)-(vi). More specifically, this plan will:





Allow uses that are compatible with Section 4.2.2, Use Table of the UDO.
Offer a mix of residential uses and products including single-family detached lots
and semi-attached townhomes (see note 1 below). The maximum development
density is provided for in this PUD Plan.
Demonstrate dimensional standards that are consistent with the UDO, and where
variances occur, said variances will be included herein and subject to Council
approval.
Provide a variety of residential products that are linked by a network of
connected streets and pedestrian sidewalk and trail networks in a way that
promotes connectivity, walkability and healthy lifestyles.
Exhibit character and quality that is compatible with surrounding communities,
which is expected to enhance the value of surrounding land uses.
Note 1 – This PUD document makes references to a “semi-attached townhome” housing style
due to its large footprint and very limited common wall space. While this product does not look
or feel like a townhome, it would be considered a townhome as defined by the Apex UDO in
section 4.2 Use Table.
All site specific standards and conditions of this PD Plan shall be consistent with all
Conditional Zoning (CZ) District standards set forth in the UDO Section 2.3.3,
Conditional Zoning Districts. The proposed PUD, with a maximum density of 2.53 units
per acre, will provide a development density that is consistent with the 2030 Land Use
Plan designation, Medium Density Residential. The Peak Plan 2030 describes medium
density residential use as primarily single-family and townhomes up to 6 units per acre,
a density that will act as a transition between more urbanized areas of Apex to the lower
density neighborhoods in the northeast corner of Apex. Not only is the proposed PUD
consistent with the future land use plan, it promotes this transitional density in the
northeast corner of its jurisdiction and provides housing types (semi-attached
townhomes) that are not currently offered in this part of Apex. Road improvements,
meeting Town of Apex standards, will allow connectivity within the development and to
adjoining neighborhoods and land uses, while a trail and sidewalk network will offer
pedestrian linkages as an alternative transportation modality.
Section 5: Permitted Uses
The development will only include residential uses and uses that support the proposed
residential development. Specifically, the permitted uses include:
 Single-family
 Townhouse
 Townhouse, detached
 Greenway
 Recreation Facility, Private
 Park, Active
 Park, Passive
 Utility, minor
Section 6: Proposed Design Controls
A. Maximum Non-Residential Densities (SF per non-residential use)
This PUD does not provide for any non-residential land uses (see Section 5,
Permitted Uses).
B. Residential Densities and Design Controls
i. Density - The overall gross density shall not exceed 2.53 units per
acre.
ii. Design Controls – The below shall apply to all residential uses, and
at a minimum, will comply with Section 2.3.4 (F) of the UDO.
Residential
Use
Min
Lot
Size
Min Lot
Width
Front
Setback
Side
Setback
Rear
Setback
Corner
Side
Setback
Single-family
6,000
s.f.
50’
20’
5’
20’
10’
Max
Bldg
Heig
ht
36’
Townhomes
(semiattached
townhomes)
NA
18’
0’
20’; or
15’ to
alleyloaded
garage
16’ Bldg.
Separation
45’-3
Story
Townhomes
(detached)
NA
26’
10’; or 18’
where
there is a
front
loaded
garage
10’; or
18’ where
there is a
front
loaded
garage
3’
20’; or
15’ to
alleyloaded
garage
10’
45’–3
story
Max
Density
(Units /
Acre)
2.53 U/A
over
entire
project
2.53 U/A
over
entire
project
2.53 U/A
over
entire
project
C. Landscaping, Buffering, and Screening
All landscape, buffering and screening standards shall comply with Section 8.2 unless
specifically provided for in this PUD as follows:
 In an effort to gently transition from the medium density of the PUD to the
surrounding lower density residential properties, all landscape buffers shall
exceed those set forth in Section 8.2.5 of the UDO. For specific buffer types and
widths, see plan sheet C-2. All listed buffer types shall be consistent with
Section 8.2.5 of the Town’s UDO. A four (4) foot tall undulating landscape berm
will also be provided on Holt road along both sides of the development frontage.
 Further, to preserve the existing rural and pastoral character of the area, a
decorative fence consistent with the existing fence (see image below) will be
provided by the developer. The fence will extend along both sides of Holt road
for the length of the development frontage, and, along both sides of the access
road off of Holt Road leading into the eastern side of the development (see Sheet
C-2 for approximate location).
Existing wooden fence contributes to the existing rural character of the area. Developer shall
provide a similar fence (location as described above) to preserve the visual character of the
area.
Section 7: Proposed Architectural Controls
The proposed development will exhibit high quality architectural aesthetics that will
create a neighbourhood theme while also allowing architectural diversity. Basic
architectural controls are included to ensure a consistency of character throughout the
development, while allowing for enough variety to create sense of place and avoid
monotony.
A. Single-family residential:
1. Vinyl siding is not permitted; however, vinyl windows, decorative
elements and trim are permitted.
2. All single-family homes shall have a crawl space or have a raised
foundation which at a minimum rises at least 20 inches from average
grade across the front of the house to the finished floor level at the
front door.
3. Garage doors must have windows, decorative details or carriage-style
adornments on them.
4. The garage cannot protrude more than 1’ out from the front façade or
front porch.
5. The roof shall be pitched at 5:12 or greater.
B. Townhomes
1. Vinyl siding is not permitted; however, vinyl windows, decorative
elements and trim are permitted.
2. All townhomes shall have a crawl space or have a raised foundation
which at a minimum rises at least 12 inches from average grade
across the front of the house to the finished floor level at the front door.
3. Roofline cannot be a single mass; it must be broken up horizontally
and vertically between every unit.
4. Garage doors must have windows, decorative details or carriage-style
adornments on them.
5. House entrances for units with front-facing single-car garages must
have a prominent covered porch/stoop area leading to the front door.
6. Guest parking shall be distributed so that there is at least one guest
parking space within 200’ of each townhome lot.
C. Proposed Materials
Proposed materials will be of a similar palette to provide consistency of character
along with visual interest. Exterior material that may be incorporated into any of
the residential building products include:
 Cementitious siding.
 Wood siding
 Stone or synthetic stone
 Brick
Additional exterior materials that are prohibited include:
 Aluminium siding.
Additional building materials may be included with administrative staff approval.
D. Proposed Structural Elements
A variety of structural streetscape elements help establish a framework, or
backbone, for the residential development. These elements may include
benches, trash receptacles, street lights varying in scale to match the
surrounding built environment, trail markers, bollards, pole banners, and unique
paving patterns. Additional feature elements that act as focal points or
destinations may be located throughout the development, including gazebos,
fountains, and statuary. Additional structural elements may be included with
administrative staff approval.
Section 8: Parking and Loading
All parking standards within the PUD will comply with Section 8.3, Parking and Loading,
of the Town of Apex’s UDO. Said requirements are as follows:
Residential Use
Single-family
Townhomes (semi-attached townhomes)
Required Parking Spaces
2 per dwelling unit
2 per dwelling unit plus .25 per unit for
guest parking
Recreation Center / Club House
Schedule C*
*Schedule C parking shall be provided per the following:
 Clubhouse: 1 space per 300 SF of building
 Pool: 1 space per 100 SF of water surface area
 Other Recreation Facilities: approved by the Town at the time of site plan
submittal.
These parking requirements may be met by providing garages, driveways, on-street or
off-street parking spaces.
Section 9: Signage
All signage for this PUD shall comply with Section 8.7, Signs, of the Town of Apex UDO.
A Master Sign Plan shall be submitted by the developer that shows detailed location,
dimensions, and materials of all signs, in accordance with Section 8.7 referenced
above, with any site plan submittal.
Section 10: Natural Resource and Environmental Data
A. River Basins and Watershed Protection Overlay Districts
The project is located primarily in the Beaver Creek drainage basin, with portions of
the eastern most part of the site located in the White Oak Creek drainage basin,
both of which are within the larger Cape Fear River Basin. The project site is
located within the Secondary Watershed Protection Overlay District as shown on the
Town of Apex watershed map. Given this overlay district, this PUD will comply with
all built upon area, vegetated conveyances, structural BMP’s and riparian stream
buffer requirements of Section 6.1.7 (B)(1)-(4).
B. FEMA designated 100 year floodplains
The project site does not sit within a designated current or future 100 year floodplain
as shown on the Town of Apex FEMA map and FIRM Map #3720074300J, Panel
0743, effective 05-02-06.
C. Resource Conservation Areas (RCA) – Required and Provided
This PUD will be subject to, and meet the requirements of Section 8.1.2 of the UDO,
Resource Conservation Area and Section 2.3.4, Planned Development Districts, as
provided for within.
The PUD will preserve a minimum of 23% (including 2% required if the site is mass
graded) of the gross project area as a Resource Conservation Area (RCA).
Designated RCA areas will be consistent with the items listed in Section 8.1.2(B) of
the Town’s UDO. Preserved streams, wetlands, and associated riparian buffers
provide the primary RCA’s throughout the site. Additional RCA’s are provided as
stormwater management areas, and greenway trails which necessarily contribute to
a walkable community as the project intends.
D. Any historic structures present
As indicated by the North Carolina State Historic Preservation Office HPOWEB GIS
service, there do not appear to be any historic structures present within the project
boundary. Further, no area within the development appears on the Town of Apex
National Register Historic District Map nor the Wake County Inventory of Historic
Structures.
Section 11: Stormwater Management
This PUD shall meet all stormwater management requirements for quality and quantity
treatment in accordance with Section 6.1.7 of the UDO, such that:
 Post development peak runoff shall not exceed pre-development peak runoff
conditions for the 1 year, 10 year, and 24 hour storm events.
 Treatment for the first 1 inch of runoff will provide for 85% removal of total
suspended solids.
In addition, this PUD will provide enhanced stormwater treatment measures by
providing Nitrogen and Phosphorus removal and detention of the 2 year storm event.
These measures exceed the Town of Apex’s minimum stormwater requirements.
Acceptable stormwater structures shall include detention ponds, retention ponds, bioretention areas, or other approved devices consistent with the NC DWQ Stormwater
BMP Manual and the Town of Apex UDO.
Section 12: Parks and Recreation
The Parks, Recreation, and Cultural Resources Advisory Commission reviewed this
project on 8/27/14 and recommends the proposed Holt Road Assemblage (185 units)
pay a fee in lieu as noted below and the developer receive credit against those fees for
constructing a public greenway trail as shown on the PRGOS Master Plan. The
developer will need to submit a separate plan sheet for the proposed greenway
connection along with a proposed cost estimate for approval by the Town prior to
construction and the trail must be constructed prior to 50% of their approved units (93)
receiving their building permits.
No Units
105-115
70-80
Housing Type
Fee Per Unit*
Single-family
$3,187.07
Single-family Attached $2,134.12
(Townhomes)
Total Fees
$334,642 – $366,513
$149,388 – $170,730
*The fees will be grandfathered at the above rate when the PUD is approved and shall
not increase.
Section 13: Public Facilities
The proposed PUD shall meet all Public Facilities requirements as set forth in UDO
Section 2.3.4(F)(1)(f) and be designed according to sound engineering standards.
Specifically, road and utility infrastructure shall be as follows:

General Roadway Infrastructure
All proposed roadway infrastructure will be consistent with the Town of Apex
UDO and Transportation Plan (updated in 2011), and the Traffic Impact
Assessment approved by the Town of Apex and NCDOT. An internal road
network will be provided in accordance with the Town’s UDO. Two direct
connections to Holt road will be provided from the western side of the PUD and
one connection to from the eastern side. All road networks will promote
connectivity wherever possible to adjacent neighborhoods, undeveloped
property, nearby points of interest, and municipal destinations. Further, cul-desacs will be avoided except where environmental features make through streets
unfeasible.

Off-Site Transportation Conditions
The project will also provide the following off-site transportation conditions:
1) Left turn lanes shall be provided on Holt Road at all site driveways each
with a minimum length of 50 feet of full width storage subject to NCDOT
review and approval.
2) The 100-foot westbound right turn lane on Old Jenks Road at NC 55
currently planned by Wake County Schools shall be extended to provide a
minimum of 175 feet of full width storage subject to NCDOT review and
approval.


All water and sanitary sewer service will be provided by the developer and
conform to the Town of Apex Public Works and Utilities Department
requirements.
o Sanitary Sewer: The portion of the development that lies on the west of
Holt road will drain to the nearest sanitary sewer outfall connection via
gravity flow, requiring acquisition of off-site easements prior to final
approval. A pump station is proposed in the eastern part of the
development and will serve all improvements on the eastern side of Holt
Road.
o Water Service: A 12” water main currently exists on Holt Road, from
which water services will extend to the development.
o Additional Provisions: The developer will provide sanitary sewer and
water line as shown on sheet C-3.
Other Utilities: Electricity will be provided by Apex Electric. Phone, cable and
gas will be provided by the developer and shall meet the Town of Apex standards
as outlined in the UDO.
Section 14: Phasing Plan
This PUD will be completed in up to 4 phases, with construction anticipated to begin in
2015.
Section 15: Consistency with the Land Use Plan
The proposed land uses are consistent with the Peak Plan 2030, The Apex
Comprehensive Plan, adopted in August of 2013.
Section 16: Compliance with the UDO
The development standards adopted for this PUD are generally in compliance with
those set forth in the current version of the Town’s Unified Development Ordinance
(UDO). Any deviations from UDO requirements have been specifically defined within
this document.

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