Harmony Road, Take Two
Case Details
Rezoning Application Being Reviewed By City Planning
Case# Z05-32, tentatively on the
Planning Commission agenda for Sept 13 '05.
Case Planner: Amy Wolff, 560-4137 x235,
amy.hannon@durhamnc.gov
Current Zoning: R-20 (2 houses per acre) and R-10 (one lot)
Proposed Zoning: PDR 2.76, for a maximum 207 single-family residential lots.
Where: Approximately 75 acres between northeast Woodcroft and Hope Valley Farms, opening onto Cook Road — see plans, maps, and drawings
Surrounding Properties: see Maps page
Developer Details
Developer: Brad Mutchler (different developer)
Backer: Morris & Morgan
Land Company:
John R. McAdams (remember them from last time?)
Contacts:
Similar Communities by this Developer: They mentioned Carrington Hills in Holly Springs... Crosshenge in Ravens Ridge (Raleigh, off Falls of the Neuse)
Before Rezoning Application
First Impressions
Three gentlemen met neighbors at the 6/23/05 Woodcroft Community Association board meeting. Kevin Hamak a landscape architect with John R. McAdams, was spokesman for the trio. (We remember him from last time.) Brad Mutchler (the developer) and Tom Morgan (of Morris & Morgan) were also present.
For that meeting, they brought a hand-drawn plan (not a complete plan like the one they will have to submit to the City when the time comes). With this new plan, they have made a conscious effort to address the issues brought up by neighbors in the last go-round. They asked for the support of the Woodcroft Community for their development.
Differences from Last Time
- Different developer (but same land company)
- Somewhat lower density (though still high enough to require rezoning)
- Attempts made to address neighbors' objections
- No townhomes mentioned
- Proposal brought to neighbors very early in an effort to gain support.
Big Houses on Little Lots
The new plan (as presented to Woodcroft's Board) is for 220* single family dwellings (and no townhomes). Lot sizes range from 1/4 to 1/5 acre. Also, the perimeter lots were sized to be comparable to the lots they backed up against.
The builder would be "a national name" but they did not specify whom. They say that cutting and grading would be kept to a minimum in order to preserve trees. We wonder if (or how) this could be guaranteed.
Density works out to 2.9 homes per acre. The current R-20 zoning would allow for 150 single-family homes. The land must be rezoned to allow for this 50%-higher density. See plans, maps, and zoning info.
The plan shows 25-foot wooded buffers around the perimeter of the development, which are required by ordinance. In the corner near Tall Oaks there's a large wetland area which is unbuildable. Likewise, land at the Cook Road entrance is unbuildable because of a gas pipeline.
* The rezoning application specifies a maximum of 207 lots. The News & Observer article from 7/19/05 mentions 215. Hmm.
Main Entrance off Cook Road
The main entrance to the development will be on Cook Road. Existing houses on Harmony Road would be razed and the pond filled. Construction would start at the Cook Road end and continue down toward Morningside in phases over the course of 24-30 months. (We were assured that no construction traffic would be routed through Morningside Drive.)
Second Entrance at Morningside
The City requires that all developments of over 90 homes have two entrances, and the City has recommended that the second entrance be the Ardmore/Morningside cul-de-sac, at the southwest corner of the new development. Currently there are bollards separating Ardmore and Morningside. There was discussion of "breakaway bollards" that would stay in place except for emergency vehicles. We'd like to know more about this issue.
What's the Alternative?
We do expect that the land will be developed, but we would prefer it be developed as R-20.