The Land Use Plan, adopted in November 1996, identifies downtown Cary as one of several areas for which detailed land use studies are necessary. The Town Center Area Plan covers 958 acres (1.5 square miles).

The plan is the result of two years of staff and public input. Following a Community Open House held December 2nd 1998, which invited public views, a 12-member Citizen Advisory Committee (CAC) was appointed by the Town Council to assist in devising the Plan. The Committee met 11 times to discuss, assess and shape a vision with the assistance of town staff. They have also considered the views of residents gained from 3 neighborhood meetings held in March 2000.

The Town engaged Wilbur Smith Associates as its transportation consultant, to assess the needs for improved infrastructure for pedestrians and vehicles to serve the land use vision. Additionally the Design Research Laboratory from the School of Design at North Carolina State University was contracted to make computer-generated images of possible development features, including a proposed town park, high density residential development and downtown main street.

On October 24^th and November 2^nd 2000 Community Open Houses were held to show citizens draft plan proposals and receive their feedback. The proposals set out the vision formed with the CAC and additionally included several land use alternatives suggested by members of the Council. Planning staff summarized and categorized by topic all the comments received, then considered and made some modifications on the basis of the plan’s guiding principles and direction from the Town Council.

The last meeting of the CAC was held Tuesday May 29^th to present the final draft plan map and outline the changes to the plan since the Fall open houses. A work session was held with The Planning and Zoning Board on July 2^nd.

The purpose of the plan is fourfold:

• To set out the Town’s official policy for future land development, the Town’s official vision of the physical form and appearance it wishes to achieve.
• To set out transportation and public parking recommendations needed to facilitate the development vision.
• To provide guidance for growth and development to landowners, citizens and developers.
• To establish a basis for the revision of Town ordinances, regulations, guidelines, work programs and technical studies required to implement the plan recommendations.

The plan vision is to make the town center an identifiable dynamic, pedestrian friendly location. A destination and a place to live, work, and recreate. Higher densities of development include multi level, mixed-use buildings, dwellings, restaurants, shops, offices, and galleries. With the location of a downtown stop for the proposed Triangle Transit Authority Regional Rail system at the existing Amtrak station, the Town Center will be accessible to multiple modes of transport, offering commuter alternatives to the automobile. Service is set to commence in 2007.

The following principles have been used to guide the vision:

• Encourage a diverse mix of business, office, institutional, recreational, open space and residential uses.
• Provide convenient and adequate parking for businesses and residents while minimizing its visual impacts.
• Create a sense of place that fosters a unique attractive and memorable destination for visitors.
• Preserve the small-town charm as a key design element for future development.
• Encourage a diverse range of housing types to accommodate a range of needs.
• Ensure adequate utilities and services to support existing and future development.
• Establish downtown Cary as the cultural center for Cary.

The plan sets out the land use vision. It is the starting point necessary to revise existing town ordinances and regulations, which currently control development in the Town Center. As part of the UDO rewrite, a single zoning district is currently being contemplated to replace the many existing town center use districts in the current UDO. Supplementary standards and regulations will be drawn up as an implementation item; these may be general or site specific and will cover any necessary set-backs, buffers, building heights and parking standards as applicable. The final appearance of development will be controlled through the appearance section of the UDO and through special Design Guidelines currently as a separate project. Exceptions and modifications to this will be identified as an implementation item of this plan.

The plan is made up of 9 Chapters with illustrative maps. They cover: Background, Land Use, Design, Transportation, Housing, Parks, Recreation and Culture, Infrastructure and Implementation. Highlights include:

• Definitions for new land use categories: Mixed and High Density Mixed Uses, Very High Density Residential and Mixed Density Residential.
• Possible development opportunities of sites close to the proposed TTA Rail station.
• An outline for the replacement of existing zoning districts.
• A recommendation to create a federally recognized "Quiet Zone" to eliminate train horn noise.
• Roadway extensions to South Harrison Avenue and North Walker Street.
• Details of parking decks for the central area.
• A proposed 7-acre centrally located Town Park.

The representations, comments and questions that were received to the Draft Town Center Area Plan between 18^th June and 3rd July are summarized in Appendix 1 to this report. Staff responses and recommendations are also set out.