A Graham-based residential developer has proposed a new townhome community along Jim Minor Road that seems to address some perennial complaints of Graham’s leadership about the roadways and parking accommodations in denser developments.
Developer Shawn Cummings has filed a request with Graham’s planning department that seeks the city’s permission to build this 143-unit development at 1430 North Jim Minor Road – not far from the grounds of Graham Regional Park.
Located outside of Graham’s municipal limits as well as the city’s extraterritorial jurisdiction, the 24-acre site where Cummings proposes to develop these townhomes will need to be brought within the city’s zoning authority in order for the developer to follow through with his plans. To this end, Cummings has asked the city to give this property a “conditional residential” designation that, if approved, would allow him to tailor the project’s specifics to fit the location.
The developer’s submission stipulates that this project would comprise up to 143 three-bedroom townhomes with an overall density not to exceed 5.9 units per acre. This density ceiling appears in a list of proposed development conditions that Cummings has submitted alongside his zoning request. These self-imposed conditions also call for a minimum lot size of 2,000 square feet, nearly 7.3 acres of open space (or three times the city’s requirement), and 10,550 square feet for as an as-yet-unspecified form of recreation.
As another condition of his zoning request, Cummings has agreed to provide parking for each dwelling that goes above and beyond the city’s 2-space requirement for three-bedroom multifamily units. According to his submission, each townhome would feature a one-car garage along with a 17-foot-wide driveway that’s ample enough to accommodate two extra vehicles. The developer also proposes to set aside 19 additional spaces for visitors, bringing the project’s proposed parking allowance to a little more than three spaces per unit.
In exceeding the city’s minimum parking requirement, Cummings’ proposal appears to anticipate an oft-stated grievance of some Graham city officials. Graham’s mayor Jennifer Talley has been particularly critical of the parking provisions in many townhome communities as well as their narrow streets, which she insists create problems when drivers resort to parking within the cramped roadways. Talley has ultimately voted against several projects she felt gave short shrift to parking and road width – including one development farther east along Jim Minor Road.
[Story continues below layout of proposed 143-unit townhouse development off Jim Minor Road near Graham Regional Park.]
Cummings’ submission doesn’t seem to include any provisions for on-street parking. It’s worth noting, however, that accompanying site plans depict internal roads with 50 feet of right-of-way and pavement widths ranging from 27 to 31 feet. The developer has also agreed to install sidewalks along one side of these internal roads.
As part of his zoning request, Cummings has submitted a proposed layout for the development that envisions two entrances along Jim Minor Road – each of which is to be equipped with a dedicated left-turn lane at the developer’s expense. In addition, Cummings has agreed to install curbs and gutters along the portion of Jim Minor Road that abuts the development site.
The developer’s zoning request goes on to propose a number of off-site utility improvements. These include the extension of sewer lines to the south and west of the development site to accommodate future growth. Cummings has also agreed to extend a water line to the east “to provide access/growth to other parcels, including the Graham Regional Park site.”
Other portions of Cummings’ request concern on-site landscaping, drainage provisions, and the outward appearance of the proposed townhomes. The proposed development conditions specify that the dwellings will feature covered front porches, projecting eaves, and facades of varying composition, such as Hardie Plank, stone, and brick masonry. Other project specifics are generally in line with the city’s development standards. One exception is the space between buildings, which Cummings has asked the city to reduce from 25 to 20 feet.