Planning and Zoning Board Report

REGENCY PLACE AT REGENCY PARK, PUD

Project Number: 01-SP-067

 

Project Description:

The site is located east of Regency Parkway, east of the intersection of Ederlee Drive and Regency Parkway, and east of the Regency 8000 building. The plans propose two four-story office buildings, each containing 126,800 square feet, and a four-level parking deck. The site contains 12.86 acres, is zoned Residential-Multifamily PUD (RM PUD), and is inside Cary's town limits. The property is reserved for office and commercial development on the Regency Park Master Plan.

 

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 following conditions:

  • To allow the 5' utility strip to be reduced to 2' along Ederlee Drive.
  • To allow the proposed parking deck to encroach into the 100' flood plain.

P&Z Comment:

Although the Planning and Zoning Board supported the plan as submitted, the Board expressed concerns with allowing the parking deck to encroach into the flood plain.

 

Staff Recommendation:

Staff recommends approval of the plan and the proposed 2' reduction in the 5' utility strip, along Ederlee Drive, due to the severe topography.

 

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 master plan requirements.

Landscape

 

Description:

The plan complies with all landscape requirements.

Staff Conclusion:

Building Elevations

 

Description:

The building's exterior will primarily be green glass and will incorporate horizontal and vertical light brown precast concrete panels, with horizontal dark brown precast panels for accent. The parking deck construction will utilize precast concrete panels as the same used on the building.

Traffic

Staff Contact:

Dick Moore Phone:462-3937

Email: dmoore@ci.cary.nc.us

Description:
  1. A Traffic Impact study has been completed by HNTB dated March 2001.
  2. The study recommends a traffic signal at the intersection of Regency Parkway and Ederlee Drive. This traffic signal is proposed for installation by the Town of Cary and will be operational prior to building occupancy.
  3. Regency Parkway northbound at Tryon Road needs to be widen to four(4) lanes. This improvement is provided in the Town of Cary project for Regency Parkway prior to building occupancy.
  4. The intersection of Ederlee Drive and Penny Road will be signalized in the future when the national traffic signal warrants are met. The traffic signal control shall not be installed until the actual measured average delay exceeds standards and only with the approval of NCDOT.

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:

No roadway improvements are required as part of this plan.

Sidewalk is required along the property frontage and must be installed as part of this project. Because of steep slopes along Ederlee Drive, the developer is requesting the Town approve a reduction in the utility strip (grass area between back of curb and sidewalk) from the standard 5’ to 2’. The reduction is requested for the frontage between the southern property line and the southernmost/main access into the project (approximately 260’).

Staff Conclusion:  Staff supports the utility strip reduction down to 2’ due to the severe topography.

Utilities

Staff Contact:

Shuyan Tian Phone:469-4381

Email: stian@ci.cary.nc.us

Description:  Water service to the development is from a 10" water line connected to existing water distribution system at the intersection of Regency Parkway and Ederlee Drive. The site is serviced with gravity sanitary sewer that is tied to an existing public sewer west of the development.

Staff Conclusion: The project meets all of the utility design 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 100 foot riparian Buffer and the use of the same wet pond. The applicant has requested a major special use to locate a parking garage in the flood plain. Supporting calculations show that placing the garage in the flood plain does not contribute significantly to the degradation of the floodplain or infringe upon the health, safety, and welfare of the Town.

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

Appearance Commission Recommendations
  1. To support staff's recommendations.
  2. To add trees in the traffic island located west of the parking deck, near the parking deck's exit/entry.
  3. To change the Wax Myrtle screen around the dumpster enclosures to an evergreen screen that would require less maintenance. Holly (Foster Holly, for example) was suggested.
  4. To apply a clear sealant over the wood dumpster gates.

Staff Observations:

The plan was modified to address all Appearance Commission recommendations.