Planning and Zoning Board Report

MACGREGOR CENTER, LOT 2

Project Number: 01-SP-066

Project Description:

This site is located northeast of the intersection of US Highway 64 and Lake Pine Drive, directly east of an existing shopping center and apartment complex located west of Lake Pine Drive in Apex. The plans propose to grade the entire 19.38 acre tract so that the primary access drive could be installed and the earthwork balanced on the property. The plans also include the development of a 3.30 acre portion of the property know as Lot 2 of MacGregor Center that would front onto Lake Pine Drive. Lot 2 would contain a two-story building containing 16,200 square feet and allow for a future two-story office building containing 7,200 square feet. The plans also include roadway widening with sidewalk along Lake Pine Drive for the length of property frontage. The site is zoned Office & Institutional PUD (O&I PUD) and is inside Cary's town limits.

Planning and Zoning Board Recommendation: The Planning and Zoning Board recommended approval of the plan as presented by staff. The vote of approval was unanimous. The recommendation of approval includes the applicant obtaining an off-site sewer easement.

Staff Recommendation:

Staff recommends approval of the plan.

Review Summary:

General Zoning Requirements

Staff Contact:      Planner
Bob Benfield        Phone: 469-4045
Email: bbenfiel@ci.cary.nc.us

Zoning & Land Use Plan Compliance

Description:

The plan complies with all zoning and conditional use requirements.

Landscape

Description:

The plan complies with all landscape requirements.

Building Elevations

Description:

The plans propose a two-story building containing 16,200 square feet. The building would provide 9,000 square feet of retail space on the lower level building and 7,200 square feet of general office space on the upper level. The lower level of the building would be burgundy brick with tan and warm gray accents. The upper level of the building would be buff colored stucco with warm gray accents. A sloped standing seam metal roof system forest green in is also proposed. The building would incorporate balconies on the upper level and front arcades on the lower level. Each building would also have a moderate level of decorative architectural fabrications, such as round columns, metal awnings in forest green, and metal handrails, and decorative light fixtures.

All buildings within the MacGregor Center would adhere to the architectural style, to the exterior materials, and to the colors described above. MacGregor Center would eventually contain six buildings supporting retail, restaurant, hotel, and office uses.

The future office building on Lot 2 would not be approved as a part of this plan and would require approval at a later date prior to constructing the building. The future building would also support retail uses on the lower level and general office uses on the upper level.

Staff Conclusion:

The building standards (style, materials, and colors), forms of lighting, and landscaping are addressed in a Statement of Architectural Compatibility (SAC) that would be approved as a part of the initial development of MacGregor Center. The same standards would apply to all development within the Center.

Traffic

Staff Contact:
Dick Moore Phone: 462-3937
Email: dmoore@ci.cary.nc.us

Description:

A Traffic Impact Study has been completed by HNTB dated April 2001.
The intersection of Lake Pine/US 64 is operating at level of service(LOS) "D" in the AM Peak and "E" in the PM Peak.
Lake Pine Drive must be improved to five(5) lanes along the frontage of the property. Six lanes must be provided at its intersection(southbound approach) with US 64.
Lake Pine Drive- south of US 64 must be re-striped to provide two northbound approach lanes.
US 64 westbound right turn lane must be extended across the frontage of the property.

Staff Conclusion: The site plan includes all recommended traffic improvements in the TIA. With the improvement listed above, all intersections will operate at an adequate traffic level of service.

Roadway Design

Staff Contact:
Tammy Spivey Phone: 462-3933
Email: lmitchel@ci.cary.nc.us

Description:
The plan proposes to widen Lake Pine Drive across the property frontage to provide an ultimate 5 lane roadway (two lanes each direction with a center turn lane). Widening was previously done on the opposite side of Lake Pine Drive as part of the shopping center development.

Per previously approved PUD documents; a two lane street is proposed within the development. This street is proposed to have full access to Lake Pine Drive and will be the main access for parcels within the MacGregor Center development.

Staff Conclusion:

The plan meets current design and thoroughfare plan requirements.

Utilities

Staff Contact:
Shuyan Tian Phone 469-4381
Email: stian@ci.cary.nc.us

Description:
Water - The plans propose a 12" water line along Lake Pine Drive to serve the property. A 12" connection to the future Cary/Apex water meter vault is also planned as required by staff.

Sanity Sewer - An 8" gravity sewer main would be extended from the site eastward to an existing manhole located within the right-of-way of US Highway 64.

Staff Conclusion:
The plan meets current design and utility requirements.

Storm Water

Staff Contact:
Tom Horstman - Phone 469-4347
Email: thorstma@ci.cary.nc.us

Description:

The project is located in the Swift Creek Watershed and addresses the requirements of the Reservoir Watershed Protection Ordnance through the use of a wet pond. The Nitrogen Removal Ordinance is being addressed with a 50 foot riparian Buffer and the use of the same wet pond. Down stream property owners were concerned about drainage from the site but storage built into the proposed pond will actually reduce the amount of discharge from the site for the 10-year storm.

Staff Conclusion:

The project meets all of the requirements of the Town of Cary stormwater section.

Appearance Commission Recommendations

Description:

To support staff's recommendations.
To provide a note on the plan stating the future building area would be stabilized and grassed.
To add a few trees near the west side of the building.
To add landscape island(s) with specimen ornamental trees in the parking area next to the northern side of the building.
To relocate the dumpster, so as to provide better access for dumpster service vehicles.

Staff Conclusion:
The plan was modified to address the Appearance Commission's recommendations.