09-MU-002 Singh Mixed Use
Town of Cary, North Carolina
MUSP Staff Report
09-MU-002 – Singh Mixed Use
Planning and Zoning Board Meeting
January 25, 2010
REQUEST:
Consideration of a mixed use sketch plan for the development of 45,100 square feet of non-residential floor space and 184 multi-family dwelling units on 19.23 acres at the intersection of Northwest Cary Parkway and Evans Road.
NOTE: Mixed Use Sketch Plans are located within the Mixed Use Overlay District (MUOD). The MUOD includes areas that are identified as “activity centers” (now referred to as “Mixed Use Centers”) on the Land Use Plan and are intended to be developed following the general guidelines of the Comprehensive Plan. The MUOD is intended to promote higher-density, mixed-use developments of varying sizes, as an alternative to lower-density, separate-use suburban sprawl-type development.
Mixed Use Sketch Plans are conceptual documents that address the general density, the mix of uses, and the development patterns within a mixed use center. Less detailed than the plans required for full site plan review, the intent of MUSPs is to provide information sufficient to determine consistency with the Comprehensive Plan and with the Town’s Design Guidelines. Specific development issues must be addressed for compliance with existing requirements specified in the Land Development Ordinance (LDO) when the site plan is submitted. All such requirements can be found at http://www.amlegal.com/library/nc/cary.shtml.
PROPERTY INFORMATION:
Location: Southern quadrant of intersection of Northwest Cary Parkway and Evans Road; the property is located within the Town’s ETJ, but outside of the Town’s corporate limits.
Existing Zoning District: Planned Development District - Major (PDD Major) – Silverton (the property is located within a pod of the PDD designated as Shopping Center)
Existing Zoning Overlay District: Mixed Use Overlay District – Silverton (Neighborhood Mixed Use Center)
Valid Protest Petition: There is not a valid protest petition on this case.
Wake County Parcel Identification Number (PIN) (10-digit): 0755912461
Real Estate ID Number: 0148766
Deeded Acreage: 19.23
Property Owner: Singh V, LLC
7125 Orchard Lake Road, Suite 200
West Bloomfield, MI 48322
TENTATIVE SCHEDULE:
Town Council Public Hearing: September 10, 2009
Action: Forwarded to Planning and Zoning Board
Planning & Zoning Board: January 25, 2010
Action:
Town Council Action: February 11 or 25, 20101
Action:
1The date of this meeting will be determined after the Planning and Zoning Board’s recommendation. If there is unanimous approval by the Board, the rezoning will go to the first meeting of the month on the consent agenda. If recommended for denial or if there is a split vote, it will go to the second meeting of the month as a discussion item.
contact Information:
Applicant/Agent: Todd Rankine
Singh Development, LLC
7125 Orchard Lake Road, Suite 200
West Bloomfield, MI 48322
(248) 865-1600
trankine@singhmail.com
Staff Contact: Kevin A. Hales, Senior Planner
Town of Cary Planning Department
316 North Academy Street
Cary, NC 27513
(919) 462-3944
kevin.hales@townofcary.org
PROJECT SUMMARY:
The proposed mixed use sketch plan consists of 45,100 square feet of non-residential floor space in buildings with a vertical mix of uses and arranged along the property’s frontage on Northwest Cary Parkway. The plan includes 76 loft-style, multi-family dwelling units above first-floor retail space, with an additional 108 condo-style, multi-family units along the property’s Winfair Drive frontage.
The existing site topography creates the opportunity to provide structured parking for residents of the mixed use buildings, which the applicant would utilize. Parking for the free-standing residential units would be provided through the use of both garages and driveways. Limited surface parking would be provided between the buildings and Northwest Cary Parkway and behind the mixed-use buildings.
The principal entrances to the non-residential portions of the site would be provided from both Northwest Cary Parkway and Evans Road. A secondary access point from Winfair Drive is also proposed. Stormwater management would be handled by both a large stormwater device (BMP) in the southwestern corner of the site and a smaller BMP in the southeastern corner of the site.
SITE DATA:
Existing Land Use: Vacant
Streams: According to correspondence from the NC Division of Water Quality provided by the applicant, there are no streams subject to regulation on the subject parcel.
Floodplain: According to the Town of Cary’s GIS maps, there is no floodplain or flood hazard area on the property. More definitive determinations would be made at the time of site plan submittal based on the existing conditions at that time.
Wetlands: According to correspondence from the US Army Corps of Engineers provided by the applicant, there are no jurisdictional wetlands on the subject property.
Topography: The property drops in elevation approximately 70 feet from Evans Road toward the intersection of Winfair Drive and Northwest Cary Parkway.
Surrounding Land Uses
North: Office and daycare uses – both on the opposite side of Evans Road
South: Silver Oaks single-family subdivision on the opposite side of Winfair Drive
East: Silver Oaks single-family subdivision on the opposite side of Winfair Drive
West: Vacant property (an office/light industrial parcel of the Silverton PDD) on the opposite side of Northwest Cary Parkway
MIXED USE SKETCH PLAN:
Cover Sheet
Existing Conditions
Site Layout
Utility and Drainage
Project Boundary Map
Land Use and Circulation
Conceptual Frontage Grading
Streetscape Width
Traffic Mitigation
Pavement Marking and Signage
Pedestrian Corridor Concept
Northwest Cary Parkway and Evans Road Concept
Land Use Plan: The current land use plan designation for the subject property is Commercial (COM). This site is also located within the Silverton Neighborhood Mixed Use Center. In neighborhood mixed use centers, commercial land uses are those uses necessary to support the day-to-day demands of the surrounding neighborhood for goods, for services, and for facilities. Being within a mixed use center also broadens the scope of allowed uses to include and encourage a mix of commercial, office, and residential uses.
Parks, Recreation, and Cultural Resources Facility Master Plan: According to the Parks, Recreation and Cultural Resources Facilities Master Plan, there are no issues related to this site. A recreation payment-in-lieu will be due for residential development in accordance with the Land Development Ordinance.
Growth Management Plan: The Growth Management Plan includes the following Guiding Principles that are relevant to this case:
1. R1 Guiding Principle: Ensure that adequate infrastructure and services are available concurrently with new development.
2. L1 Guiding Principle: Concentrate growth near existing and planned employment centers and available and planned infrastructure to minimize costly service-area extensions.
3. A1 Guiding Principle: Increase permitted densities in preferred growth areas to encouraged desired forms of development.
4. Q1 Guiding Principle: Continue Cary’s leadership role in quality growth and development.
Staff Analysis: The proposed development is located in an area designated in the Land Use Plan as a mixed-use Neighborhood Activity Center. The area is also zoned Mixed Use Overlay District. As such, it is a preferred-growth area where higher-intensity development is intended to be concentrated, with a higher-intensity mix of housing, office, and commercial development. The property is not currently within the Town’s corporate limits; however, the development would be annexed and utilities provided to the property during the development process.
Affordable Housing Plan: The following principles of the Affordable Housing Plan are applicable to this case:
1. Provide for a full range of housing choices for all income groups, families of various sizes, seniors, and persons with special challenges.
2. Facilitate the creation of a reasonable proportion of the Town of Cary’s housing as affordable units through additional homeownership opportunities for individuals and families earning between 60% and 80% of area median income and affordable apartments for individuals and families earning up to 60% of the area median income.
3. Encourage the location of high density housing within walking and convenient commuting distance of employment, shopping, and other activities, or within a short walk of a bus or transit stop, through "mixed use" developments, residences created on the upper floors of nonresidential downtown buildings, and other creative strategies.
4. Assure a quality living environment and access to public amenities for all residents, present and future, of the Town of Cary, regardless of income.
Staff Analysis: The proposed case includes 184 multifamily housing units, located within the Silverton mixed-use Neighborhood Activity Center. This should help to advance the first and third housing principle listed above, especially since the housing will be intermixed with some retail and office, and located on a C-Tran transit route. Further, the activity center is located within convenient distance of a number of employment destinations on Evans Road and in the nearby Weston area. While there is no guarantee that the housing will conform to official affordability criteria, there may be a somewhat greater chance that the proposed multifamily housing might be more affordable than other housing products. The above principles are provided for reference only and should not be construed as a commitment that the development would provide affordable housing.
Comprehensive Transportation Plan:
Northwest Cary Parkway is classified as a Major Thoroughfare.
Existing Section: 4-lane, median-divided (transitioning from 4-lane, median-divided to the 2-lane, undivided section north of the site)
Future Section: 4-lane, median-divided
Sidewalks: Existing on eastern side; future sidewalk on western side
Bicycle Facilities: Wide outside lanes
Transit Facilities: A transit stop is proposed for Northwest Cary Parkway approximately 150 feet south of Evans Road as part of the mixed use sketch plan.
Status of Planned Improvements: No improvements required at this time
Evans Road is classified as a Major Thoroughfare.
Existing Section: 4-lane, undivided
Future Section: 6-lane, median-divided
Sidewalks: Existing on both sides; no improvements required
Bicycle Facilities: Wide outside lanes
Transit Facilities: No facilities required for Evans Road
Status of Planned Improvements: The widening to one half of the 6-lane section and the construction of the median are to be done with site plans associated with this MUSP.
Winfair Drive is classified as a Collector Avenue.
Existing Section: 2-lane, undivided
Future Section: 2-lane, undivided
Sidewalks: Required on both sides; existing sidewalk on north side
Bicycle Facilities: 4-foot bicycle lanes
Transit Facilities: No facilities required for Winfair Drive
Status of Planned Improvements: Striping of centerline and bike lanes is to be done with site plans associated with this MUSP.
Open Space and Historic Resources Plan: The Open Space Plan and its priority open space inventory identify portions of the case area as having some significant natural resources. These natural resource areas are located on the western third of the site, and consist of mixed upland hardwoods.
CONSISTENCY WITH LAND DEVELOPMENT ORDINANCE:
Adequate Public Facilities (Traffic): A traffic analysis (09-TAR-315) was conducted for this mixed use sketch plan analyzing 198 multi-family dwelling units; 16,100 square feet of office floor space; 16,800 square feet of shopping center floor space; and 12,200 square feet of restaurant floor space. The proposed development would be expected to have an impact on the adjacent roadways, and the following mitigations are required to meet the Adequate Public Facilities Ordinance (APFO):
Access #1 (across from Pebble Ridge Farms Court): construct the southbound approach to provide one ingress lane and one egress lane (shared right/thru lane); construct an additional lane on the eastbound approach (Winfair Drive) and stripe the roadway to provide for an exclusive left-turn and shared right/thru lane; and provide signage on the southbound approach to prohibit left-turn movements out of the site.
Access #2 (Right-in/Right-out (RI/RO) off Northwest Cary Parkway): construct the northbound approach to provide one ingress lane and one egress lane to form a right-in/right-out access; and widen northbound Northwest Cary Parkway to provide a right-turn lane with 100-feet of storage for this access.
Access #3 (RI/RO off Evans Road): construct the eastbound approach to provide one ingress lane and one egress lane to form a right-in/right-out access; stripe the required widening of Evans Road to provide an exclusive right-turn lane along southbound Evans Road with at least 150-feet of storage; and construct a concrete median in front of this access to enhance access control.
Access #4 (across from swim club access): construct the southbound approach to provide one ingress and one egress lane (shared left/thru lane); stripe the required widening of Winfair Drive to provide an exclusive right-turn lane westbound along Winfair; and provide signage on the southbound approach to prohibit right-turn movements out of the site
Northwest Cary Parkway and Winfair Drive Intersection: re-stripe the westbound approach at this location to provide for an exclusive left-turn and an exclusive right-turn lane. Traffic should be monitored at this location for the possibility of signalization in the future.
Evans Road and Winfair/Windbyrne Drive intersection: restrict both the eastbound (Winfair Drive) and westbound (Windbyrne Drive) approaches to right-turn movements only through the installation of a left-over-style median on Evans Road; construct two additional lanes on the southbound Evans Road approach resulting in an exclusive left-turn lane (with at least 75-feet of storage), two through lanes, and an exclusive right-turn lane (with at least 150-feet of storage); and construct a left-turn lane on the northbound Evans Road approach with at least 150 feet of storage.
Northwest Cary Parkway and Norwell Boulevard/Silverrock Court intersection: conduct a signal warrant analysis to determine if a signal should be installed at this location. If the intersection meets the signal warrants, the signal design and installation would be the responsibility of the applicant.
Outside of the requirements of the APFO, the traffic consultant commented on the restricted site accesses located on Winfair Drive, which were requested by the applicant and analyzed by MAB (the traffic consultant) as requested. MAB felt that these restrictions would be difficult to enforce and are not recommended, continuing to say that full-access would be preferable for circulation purposes. The turn restrictions would achieve a trip reduction along Winfair Drive, but would result in increased trips along the adjacent thoroughfares – Evans Road and Northwest Cary Parkway. If the development is constructed with the restrictions in place as proposed, it would be critical that the site be interconnected.
Staff Analysis: The proposed MUSP includes movement restrictions on the two driveways off of Winfair Drive. Staff has repeatedly noted that at least one of the driveways should be a full-access driveway and, as noted above, the traffic consultant does not recommend placing movement restrictions on the driveways. The restrictions proposed would not permit a resident in the Silver Oaks community to return to their home without utilizing one of the adjacent thoroughfares.
Buffers and Streetscapes: The proposed site is completely surrounded by roadways; therefore, there are no perimeter buffers required for the project. The Silverton PDD requires a 50-foot-wide streetscape along Winfair Drive that would be supplemented to a Type A (opaque) buffer standard. This streetscape would remain undisturbed, with the exception of land disturbances allowed by the LDO (e.g. driveways, utilities, etc.). The proposed MUSP would provide streetscapes along both Northwest Cary Parkway and Evans Road with an average width in excess of the 30 feet required by the LDO.
REQUESTED MINOR MODIFICATIONS TO THE DEVELOPMENT STANDARDS:
As allowed by Section 3.19.1 of the LDO, the applicant has requested Town Council consideration of approval for the Minor Modification to the development standards of the LDO as noted below. Minor Modifications may be approved if Town Council feels that the modification advances the goals and the purposes of the LDO and results in either less visual impact or more effective environmental or open space preservation, or relieves practical difficulties in developing a site.
The original Mixed Use Sketch Plan requested a reduction to the streetscape along Northwest Cary Parkway from 30 feet to 10 feet and a reduction to the streetscape along Evans Road from 30 feet to 15 feet. Following the public hearing, the applicant revised the plan to provide streetscapes that allow an average width in excess of the required 30 feet. The averaging of streetscapes and buffers is an option provided by the LDO to meet both the required perimeter buffer and the streetscape standards.
APPROVAL CRITERIA FOR MIXED USE SKETCH PLANS:
Section 4.4.2 (J) of the LDO establishes criteria that must be considered in reviewing Mixed Use Sketch Plans. Though it may not be practical for some existing or partially-built mixed use centers to achieve certain design standards, a proposed MUSP shall be reviewed for compliance with the following approval criteria where deemed appropriate:
1. The Mixed Use Sketch Plan has been prepared consistent with the requirements of Section 4.4 of the LDO and the Land Use Plan;
Staff Analysis: The proposed MUSP does not comply with Section 4.4.2 (F), which establishes design criteria for mixed use centers. Specifically, the second criteria which states “The road network shall be designed to ensure that adjacent residential areas will have direct access to the non-residential portions of the activity center in lieu of entering and exiting through thoroughfares and/or collector streets; and…” The restrictions placed on the two driveways on Winfair Drive would not permit a resident of Silver Oaks to return from the development without utilizing either Northwest Cary Parkway or Evans Road. In order to meet the requirements of the above referenced section, the MUSP and PDD amendment would need to be revised to remove the movement restrictions on one of the two proposed entrances on Winfair Drive.
2. The Mixed Use Sketch Plan includes an appropriate mix of land uses for the overall activity center, including residential, commercial, office, and institutional uses;
Staff Analysis: The following table depicts the mix of uses in the existing mixed use center and the resulting mix of uses should this proposed MUSP be approved and constructed:
|
Residential Uses (units) |
EXISTING |
Proposed |
Total |
|
Townhomes |
96 |
0 |
96 |
|
Multi-Family Dwellings |
216 |
184 |
400 |
|
Housing Total |
312 |
184 |
496 |
|
Non-Residential Uses (square feet) |
EXISTING |
Proposed |
Total |
|
Commercial |
0 |
29,000 |
29,000 |
|
Office and Office/Industrial |
151,176 |
16,100 |
167,276 |
|
Non-residential Total |
151,176 |
45,100 |
196,276 |
|
Other Uses (square feet) |
Existing |
proposed |
total |
|
Church |
58,968 |
0 |
58,968 |
|
Day Care |
8,251 |
0 |
8,251 |
|
Institutional Total |
67,219 |
0 |
67,219 |
The case site is located within the Silverton Neighborhood Mixed Use Overlay District (or Neighborhood Activity Center, NAC). The town-wide Land Use Plan recommends that neighborhood activity centers should include a balance between commercial/retail, office, and residential uses. In an ideal neighborhood center, there should be at least one residential unit for every 1,000 sq. ft. of nonresidential floor space. Ideally, there should also be roughly equivalent proportions of commercial/retail and office space. (A recent analysis projected that for Cary’s 18 neighborhood activity centers, the median ratio of commercial floorspace to total commercial + office floorspace will be about 45%. For 15 of those 18 activity centers, commercial floorspace is projected to range from about 30% to 70% of combined commercial + office floorspace.)
While the Silverton Neighborhood Mixed Use Center currently provides ample amounts of housing, it does not include any commercial (i.e., retail and services) floor space and, were this MUSP to be approved, may ultimately include only a minimal amount of commercial/retail floor space. If the proposed MUSP were adopted, only about 15% of the nonresidential floorspace would be commercial, excluding the remaining undeveloped parcels within the activity center. In order to improve the balance between commercial and office uses within the activity center, the remaining undeveloped parcels would need to provide a greater share of commercial floor space. Additional commercial square footage in the subject quadrant of the Silverton Neighborhood Mixed Use Center is preferred, rather than shifting the need for additional commercial space to the remaining undeveloped parcels and quadrants.
Additional commercial square footage in this quadrant would minimize the burden on the remaining vacant property in the mixed use center to provide a reasonable amount of commercial goods, commercial services, and commercial facilities. The minimal commercial floor space provided in the proposed MUSP is a missed opportunity for additional commercial services to be located within walking distance of surrounding residents in the southern quadrant of this mixed use center.
There are approximately 30.4 acres of remaining undeveloped land within the Silverton mixed-use activity center. All 30.4 acres are already zoned for either OI (Office & Institutional) or ORD (Office, Research, and Development) uses within the Silverton PDD. Therefore, it is impossible to predict what may happen on the remaining vacant property in the mixed use center. If the remaining vacant parcels were to someday develop under their base zoning, then the imbalance and tilt towards office space would drastically increase, and the Silverton Neighborhood Mixed Use Center would maintain its commercial floor space deficiency. In such a scenario, the mixed use center could ultimately contain about 400,000 square feet of office floor space, and still only 29,000 sq. ft. of commercial space, or about 7% of the total (assuming a typical office floorspace-to-acreage ratio of 0.179).
In the best case, future development on the remaining vacant property could develop under the Mixed Use Overlay District, which offers the potential to include some commercial floor space. If one half of the remaining vacant acreage were to develop as commercial uses and one half as office uses, then the mixed use center could someday ultimately contain about 130,000 square feet of commercial floor space and about 300,000 square feet of office floor space (assuming typical floorspace-to-acreage ratios of 0.185 and 0.179, respectively). In that case, commercial/retail uses would represent about 43% of total commercial + office floorspace.
3. The Mixed Use Sketch Plan meets or exceeds Town design guidelines and other established Town standards;
Staff Analysis: The proposed MUSP generally conforms to the design guidelines and development standards adopted by the Town of Cary except as otherwise mentioned in this report.
4. The Mixed Use Sketch Plan includes medium and higher-density housing;
Staff Analysis: The proposed MUSP includes 184 multi-family, high-density dwelling units.
5. The Mixed Use Sketch Plan includes some formal outdoor space for public use, such as a park, a village green, or a plaza with larger mixed use centers including more such space than smaller centers; and
Staff Analysis: The proposed MUSP would include several opportunities for community use including: a pedestrian plaza connecting the residential component of the development to the non-residential component; An outdoor seating plaza connecting the development to the intersection and to a transit stop; a community recreation center for residents of the development; and small pockets of open space for various uses.
6. The Mixed Use Sketch Plan demonstrates participation by residents, by property owners in the surrounding neighborhoods, and by the Town, so that the proposed development responds to the unique conditions of the area.
Staff Analysis: The developer has been working with the Town of Cary and the surrounding neighborhood for more than two years to develop the proposed MUSP.
|
POTENTIAL STUDENT YIELD: This information is being provided for your review; however, the Wake County Board of Education controls capital projects for school capacities. | ||||
|
Assigned Schools |
20th Day Enrollment1 |
Permanent Seating Capacity |
Average Percent Occupied |
Projected Number of Additional Students2 |
|
Northwoods Elementary |
570 |
591 |
96% |
26 |
|
West Cary Middle |
1139 |
1104 |
103% |
16 |
|
Cary High |
1751 |
2243 |
78% |
11 |
|
1 Current Enrollment and Building Capacity is based on the 20th day of the school year for 2008-2009 as supplied by the Wake County Public School System. School assignment will be determined at the time of development. | ||||
|
2 The Projected Number of Additional Students is a rough approximation. The actual number of students will vary depending on variables, such as the number of bedrooms, dwelling size, and other factors. The basis for these calculations is the multipliers provided by the Wake County Schools Office of Student Assignment. | ||||
APPLICANT’S JUSTIFICATION STATEMENT:
The following statements are provided by the applicant (shown below in italics) in response to the criteria established in the application (shown below in bold) and do not necessarily represent the views or opinions of the Town of Cary. Any statements as to the type, the quality, or the physical features are at the direction of the applicant and may be formulated into a condition:
1. Any issues with the size of the tract?
The physical characteristics of the property are suitable for the proposed mixed use development.
2. How is the request compatible with the comprehensive plan (i.e., Land Use, Transportation, Open Space and Historic Resources)?
The Comprehensive Plan calls for Commercial within a Neighborhood Activity Center. This request is adhering to the Comprehensive Plan by providing all components of a Neighborhood Activity Center. By definition, Neighborhood Activity Centers contain the highest concentration of activities in the core area with a gradual transition out towards lower density uses. This is evident in the project design where the proposed commercial uses on the tract are located on the front on the tract adjacent to major thoroughfares and the townhomes provide an excellent transition between those uses and the existing neighborhood along Winfair Drive.
3. What are the benefits and detriments to the owner, neighbors and the community?
The Neighborhood Activity Center gives the owner an ample tool to produce an appropriate development. Existing residents will be provided with services and entertainment within walking distance. Silverton will still be preserved as an established neighborhood through landscaped and natural buffers. Stormwater management will meet code requirements and the quality of this development will make this corner a vibrant part of Silverton.
4. How are the allowable uses with the proposed rezoning compatible with, or how do they relate to, the uses currently present on adjacent tracts?
Neighborhood Activity Centers were created to support the surrounding neighborhood. The build out of this project will provide services to the existing neighbors in the manner that NAC’s [sic] are meant to function. The residential uses included in this project provide another housing option for the Silverton PDD and provide a transition between commercial and existing residential.
5. What reductions/amendments and/or modifications to the development standards of the LDO are being requested and how are they justified? (PDD, new or amended) Applicants must list these items and/or clearly highlight them within the Planned Development document.
Note: The following statement is no longer applicable, as the proposed MUSP now includes the required 30-foot-wide streetscapes on both Northwest Cary Parkway and Evans Road.
The Silverton PDD was created prior to the introduction of Neighborhood Activity Centers. Originally, a 30-foot’ streetscape was put in place on the subject parcel along Cary Parkway as well as Evans Road. However, the Town of Cary Neighborhood Activity Center Guidelines clearly state “limit using buffers to separate neighborhood scale commercial and office uses from residential uses.” Therefore, a PDD amendment is justified in order to bring this parcel into compliance with Neighborhood Activity Center Guidelines.
PUBLIC FEEDBACK:
ON-LINE PUBLIC FEEDBACK: In addition to speaking at community meetings and public hearings, citizens may also use the associated "Public Comment" page to share their opinions and concerns.
Click here to view comments received so far.
Staff Analysis: The feedback among the respondents continues to trend toward a relatively even distribution between expressions of support, of neutrality, and of opposition for the various aspects of the project. There are three aspects to which this trend does not appear to apply. School capacity and water/sewer capacity show that the majority of respondents (62%) are not overly concerned about these aspects. Road and/or pedestrian connectivity shows that most respondents (85%) are concerned about this aspect. This observation is supported by both the predominance of text comments related to traffic and related to the proposed mitigations to the Winfair Drive/Evans Road intersection. Additional comments that appear regularly are related to building height, to the lack of commercial floor space, and to the density of residential units proposed.
PUBLIC HEARING: At the September 10, 2009 public hearing, several citizens spoke about their support for the proposed plan but indicated that there were concerns that remained unaddressed. The two principal topics covered were the proposed traffic mitigation for the Winfair Drive and Evans Road intersection and the inclusion of full-service entrances along Winfair Drive. Speakers also brought up the topic of pedestrian connectivity in the area.
STAFF RECOMMENDATION:
Staff recommends approval of the MUSP with the following conditions:
1. The MUSP be revised to provide one unrestricted, full-access entrance/exit onto Winfair Drive.
2. The MUSP be revised to address traffic APFO requirements associated with revising the entrance referenced above.