Garner Planning Commission continues decision on Arden Subdivision rezoning after traffic, utilities and right‑of‑way questions

The Garner Planning Commission on Sept. 8 voted 6–1 to continue consideration of CZMP 24‑005, the Arden Subdivision rezoning, after commissioners and members of the public pressed the applicant and staff for additional information about traffic, sewer capacity, stormwater and acquisition of right‑of‑way along 1010 Road.

Erin Joseph, a Town of Garner planner, opened the staff presentation saying, “This case, CZMP 24 Dash 005, also known as Arden Subdivision, is a tier 2 conditional rezoning request.” The request would rezone roughly 54.4 acres in the town’s extraterritorial jurisdiction from Rural Agricultural to Residential‑4 Conditional to allow 136 single‑family detached lots, Joseph said.

The application proposes a maximum density of about 2.5 dwelling units per acre, 53‑by‑120‑foot lots, 6‑foot interior side setbacks, a minimum finished home size of 2,400 square feet, and a single stormwater control measure adjacent to the main amenity area. The plan includes sidewalks and at least 6‑foot paved trails, a playground, dog park and pickleball courts. Water service is proposed to connect to an existing 12‑inch City of Raleigh main on 1010 Road; sewer is proposed to tie into an existing 8‑inch line in the Eagles Ridge subdivision.

Traffic and emergency access were focal points. Tyler Blang of Exalt Engineering, the traffic consultant, told commissioners that an NCDOT‑reviewed traffic impact analysis anticipates the development will generate about 1,340 average weekday trips and that, with the recommended roadway improvements, “all of our study intersections … operate with an acceptable level of service, which is D or better.” The study expects peak‑hour trip distributions of about 25 in/74 out in the AM peak and 84 in/49 out in the PM peak and projects minor queuing increases on 1010 Road (single‑digit feet for average queues and low‑double‑digit feet for 95th‑percentile queues).

But several commissioners and public commenters said real‑world traffic conditions on 1010 Road and at Old Stage Road already feel heavy and argued the project was being built to minimum standards. Commissioner Michael Boyland said the planned turn‑lane storage of 50 feet is the minimum and that adding 1,340 vehicle trips to an already congested corridor “is gonna have a much greater difference on the queue length than what your modeling is showing.”

Commissioners also pressed the applicant on sewer and stormwater. Nick Williamson, project engineer with McAdams Company, said the project “would not overwhelm an 8‑inch line on its own,” but that a full downstream basin analysis has not been completed and that any upsizing required by Raleigh Water would be addressed during the construction‑permit process. On stormwater, the site is in the Lower Swift Creek Management Area; staff noted the UDO limits impervious surface to 70% when the proposed control measure retains the first inch of runoff. The developer said the current plan yields about 50% impervious surface and that the team was exploring whether commitments beyond the UDO‑required 1‑, 10‑ and 25‑year treatment could be made for the 50‑ or 100‑year storm, but a 100‑year commitment might require large retaining walls.

The proposal includes a required connection to existing Hearst Drive; the developer agreed to a modified design that allows vehicles to enter the new subdivision from Hearst Drive but not exit onto Hearst Drive (an ingress‑only tie). The applicant also said it will put up a barrier to prohibit construction traffic from using the Eagles Ridge/Seastone connection until a 90% certificate of occupancy has been achieved for the new subdivision.

Another outstanding point was frontage improvements along 1010 Road. The applicant said it has submitted a development agreement to the town and has been negotiating right‑of‑way acquisition with adjacent property owners; the applicant also indicated it would be willing to contribute 15% toward a signal at Seastone and Old Stage, a signal that NCDOT has indicated will be installed by a separate project. Commissioners sought firmer commitments or documentation of progress on acquiring the necessary right‑of‑way for the planned half‑section widening of 1010 Road.

Commissioners reiterated distinctions between discussion, direction and formal action: staff and the applicant provided technical information and proposals, the commission directed additional follow‑up, and the only formal action taken was a continuance. Commissioner comments repeatedly requested more concrete documentation of off‑site impacts (right‑of‑way acquisitions, downstream sewer capacity and expanded stormwater modeling).

After discussion, a commissioner moved to continue the matter to the commission’s October meeting so the applicant and staff could provide additional information on the outstanding items. The motion passed 6–1. The vote record in the meeting transcript shows: Shane Banks — Aye; Mariah Bishop — Aye; Ralph Carson — Nay; Philip Jefferson — Aye; Jehan Hodges — Aye; Ben Mills — Aye; Michael Boyland — Aye. The motion was recorded as “continue consideration of CZMP 24‑005 (Arden Subdivision) to the October meeting,” and the clerk announced, “The motion to continue passes.”

What remains: the applicant and staff said they will pursue more detailed sewer permitting discussions with Raleigh Water, refine stormwater commitment options (including whether a 50‑year or 100‑year treatment level is feasible), and continue right‑of‑way negotiations and the development agreement for 1010 Road frontage improvements. The commission will revisit the rezoning at its October meeting unless the town council exercises its statutory discretion to take the matter up first.