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Planning board backs Ashburn PUD rezoning after debate about stubs, buffers and a roundabout
Summary
The planning board recommended approval of rezoning case 24CZ10 (Ashburn PUD) and a related transportation-plan realignment that adds a roundabout and moves a sidepath to minimize off-site impacts. The 15.3-acre proposal would allow townhomes and single-family homes at about 4.8 units per acre; Wake County Schools warned of capacity constraints and the applicant declined offering workforce units as a zoning condition.
Joshua Killian, planning staff, presented rezoning case 24CZ10 on July 14 for roughly 15.3 acres in western Apex. The applicant proposes a planning-development conditional (PUD) rezoning to allow a mix of townhomes and single-family detached homes at a density of about 4.8 units per acre. Joshua told the board the project would provide a minimum of 30% required common area (RCA) per the Unified Development Ordinance and that the applicant intends to mass-grade part of the eastern parcel to meet additional RCA calculations.
Shannon Cox presented a companion transportation-plan amendment to realign the minor collector so it follows a path entirely within the parcels proposed for rezoning; the amendment flips the previously-adopted alignment, places a roundabout at the new intersection to calm traffic and maintain continuity of the minor collector, and relocates the proposed 10-foot sidepath to the west side of Hammock's Beach Trail to reduce impacts to adjacent, non-rezoned properties. Staff said multiple departments (transportation, infrastructure, parks, police and fire) reviewed and supported the amendments.
Public speakers raised concerns about stub-street extensions, retaining-wall heights, buffers and pedestrian safety. Neighbor Brandon Poitras asked how high the retaining wall would be where his property abuts the stub; staff and applicant engineers said that, in the area discussed, retaining walls are expected to be approximately 4 to 5 feet and that transportation would require restraint/fencing at the top where necessary. Linda Cafara and others urged larger green buffers and fewer lots; Charles Walker and developer representatives said they had revised alignments after neighborhood meetings and that easement limitations constrained off-site construction.
Wake County Public Schools provided a letter of impact noting anticipated insufficient capacity in assigned elementary, middle and high schools and advising that transportation outside the current assignment area should be anticipated; staff noted school expansion or construction within five years may address high-school concerns. Planning staff told the board the applicant declined a staff-recommended commitment of at least 5% of lots as affordable or workforce units (roughly four units for this project).
Board members discussed topography and the requirement in the UDO to provide stub streets for future interconnectivity. Multiple members expressed support for the realignment and roundabout as safer design choices and urged the applicant to coordinate closely with adjacent property owners about grading and buffers. A motion to approve both the transportation-plan amendment and the rezoning recommendation was moved and seconded; the planning board voted unanimously to recommend both items to Town Council. The board noted the items will be heard by Town Council on Aug. 12 at 6:00 p.m.
The planning board’s recommendation does not authorize construction; approvals at the Town Council level and subsequent site-plan and engineering reviews will determine final grading, retaining-wall details, fencing, and stormwater management measures.
