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Graham City Council
11/13/23
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November 13, 2023
Southeast Graham
42-Unit Senior Townhomes | Approved
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Sunset Landing
Southeast Graham | 7.2 Acres | 42 Units | Approved W/ Conditions
Triad Classic Homes, under the guidance of Ned Pierce, Dwayne Dasher, and Chuck Jones, successfully navigated the approval process for their townhome project. The Planning Board previously recommended the rezoning of the property from RS (High Density Residential) and R18 (Low Density Residential) to Conditional Residential, paving the way for the construction of up to 42 townhomes.
Highlighting a key aspect of their proposal, the developers pointed out that under the existing RS zoning, the site could accommodate around 45-48 single-family homes. Thus, their townhome project actually represents a decrease in density. The site plan initially proposes 42 units, but this number may be adjusted following further engineering work.
Addressing concerns from the Council and the public, the developers agreed to several conditions. These included upgrading the landscape buffer, striving to retain existing trees, ensuring effective stormwater management, and adding safety measures around the retention pond.
Efforts to engage the community included an informational meeting hosted in a model home in Oldfields off Cherry Lane. Despite low attendance and minimal direct feedback from neighbors, the developers made sincere attempts to involve local residents.
During the Council meeting, two residents, Linda Whitaker and Donna Woodymoore, voiced their concerns. Whitaker was apprehensive about the removal of trees, while Woodymoore sought guarantees for a barrier between her property and the development. The developers reassured them by committing to preserve perimeter trees and adhere to landscaping buffer requirements.
In the end, the project received unanimous approval from the Council, with additional conditions attached. The development was commended for its inclusion of sidewalks, open spaces, and an aesthetically pleasing design. The concerns raised were effectively addressed through the Planning Board and Council's stipulations, leading to a successful outcome for Triad Classic Homes.
Specific questions the City Council asked the development team:
Buffers
Council asked where the existing trees/vegetation was located along the buffer with the adjacent properties. The developer pointed out the power line easement area that was already cleared and served as a demarcation.
Council asked about the type of buffer required (whether it was changed from Type D to Type C as recommended) and what the differences were. The developer explained going from Type D (5 ft average) to Type C (20 ft) widened the landscape buffer.
Council asked if the whole length of buffers would be Type C or if certain sections were different. The developer clarified which sections would remain Type D.
Council asked if existing trees in the 20 ft buffer would be cleared or could remain. The developer said they would endeavor to keep existing trees where possible.
Flooding
Council asked where the stormwater retention pond was located and how much of it would hold water. The engineer estimated the pond dimensions and average depth around 4 feet.
Council asked where drainage would discharge to and if it would worsen existing flooding issues on Highway 54. The engineer explained how the discharge location relates to flood-prone areas downstream.
Council emphasized the drainage/runoff must not exceed pre-development rates. This was made a condition for approval.
Safety
Council asked whether a fence should be required around the pond. There was debate around child safety versus aesthetics and maintenance. Ultimately they compromised that need would be determined during engineering, based on topography and retaining wall height.
Developer: Triad Classic Homes, Ned Pierce Phone: (336)402-6106
Attorney: Isaacson Sheridan, Amanda Hodierne
Staff Report: CR2303
Project Plans: CR2303
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