|
Town of Cary
DEVELOPMENT PLAN REPORT
Morrisville
Parkway
Activity
Center
Concept
Plan #04-AC-001
|
APPLICANT
|
OWNER
|
|
Jerry
Turner and Associates
905
Jones Franklin Road
Raleigh
,
NC
27606
Phone:
(919) 851- 7150
Fax: (919) 851- 7547
|
|
|
Location:
Map:
|
The
site is located northeast and southeast of the intersection of
Carpenter
Upchurch Road
and
Morrisville
Parkway
and southeast
and southwest of the proposed intersection of
Louis Stephens
Road
and
Morrisville
Carpenter Parkway
.
Vicinity
Map
|
|
Planning
& Zoning Board Recommendation:
|
The
Planning and Zoning Board unanimously recommended approval of the
plan.
|
|
Staff
Recommendation:
|
Staff
recommends approval of the plan.
|
|
PROPOSED
SCHEDULE OF MEETINGS
|
|
TOWN
COUNCIL PUBLIC HEARING
|
May 13,2004
(No concerns
or issues were expressed or discussed at the public hearing.)
|
|
PLANNING
& ZONING BOARD
|
July 19, 2004
|
|
TOWN
COUNCIL
|
August 12,
2004
|
|
PROJECT
DESCRIPTION
|
|
The
applicant has requested approval of an Activity Center Concept
Plan for the northeast, southwest and southeast quadrants of the
intersection of
Morrisville
Parkway
and
Louis Stephens
Road
. The
quadrants comprise the core area of the
Morrisville
Parkway
Neighborhood
Activity
Center
.
The Concept Plan includes two schemes for development: one
scheme designed around the possible future at-grade crossing of
Morrisville Parkway at Carpenter Upchurch Road; and another scheme
designed around the possible Morrisville Parkway flyover at
Carpenter Upchurch Road: Both
schemes include commercial, office, townhouse, and single-family
development.
A
Morrisville
Parkway
Activity
Center
Summary Chart
is provided below summarizing the existing and proposed land use
allocations within this
Activity
Center
.
Architectural
design guidelines for the
Activity
Center
would comply
with Cary Design Guidelines and would be established with the
submittal of the first development plan.
|
|
PARCEL
INFORMATION
|
|
Parcel
#
|
Realid
#
|
Area
|
|
0735806895
|
|
46.82
acres
|
|
0735812458
|
|
2.07
acres
|
|
0735803246
|
|
0.75
acres
|
|
0735806215
|
|
2.36
acres
|
|
Total
Acreage
|
|
52.00
acres
|
|
ZONING
AND ACTIVITY CENTER COMPLIANCE
|
|
Existing
Zoning:
-
Office/Institutional
Conditional Use (OI CU), northeast of the intersection of
Carpenter
Upchurch Road
and
Morrisville
Parkway
-
General
Commercial Conditional Use (GC CU), southeast of the
intersection of
Carpenter
Upchurch Road
and
Morrisville
Parkway
-
Residential
Multi-family Conditional Use (RMF-C), southwest of the proposed
intersection of
Morrisville
Parkway
and
Louis
Stephens Road
-
Residential-12
Conditional Use (R-12 CU), southeast of the proposed
intersection of
Morrisville
Parkway
and
Louis
Stephens Road
Overlay
District:
Neighborhood
Activity
Center
Town
Limits: Portions
of the property are located outside
Cary
’s town
limits.
The
property is located within a Neighborhood Activity Center (NAC). An
NAC is intended to facilitate the development of an activity center
at the neighborhood scale. Neighborhoods
are contiguous areas, generally containing approximately 600 to
1,500 dwellings or approximately 1,500 to 3,500 people.
Neighborhood Activity Centers may also contain approximately
125,000 square feet of both commercial development and office
development. Commercial
and office development should not exceed this square footage by more
than 50,000 square feet. The
NAC should contain facilities vital to the day-to-day activities of
a neighborhood (e.g., grocery, drug store, church, service station)
located in close proximity to one another; should contain the
neighborhood’s highest-density housing; and should be located to
facilitate pedestrian travel between the two areas.
The
chart below shows land use categories, land use plan allowances,
developed land uses, proposed land uses for each of the two
development schemes, and remaining land use allowances.
|
|
MORRISVILLE
PARKWAY
NEIGHBORHOOD
ACTIVITY
CENTER
SUMMARY
INFORMATION
|
|
Land
Use
|
Land
Use Plan Allowance
|
Existing
Land
Uses
|
Proposed
Land Uses
ACCP
1
|
Remaining
Land Use Allowance
|
Proposed
Land Uses
ACCP
2
|
Remaining
Land Use Allowance
|
|
Residential
|
1,500
units
|
307
units
|
164 units
|
1,029
units
|
|
1.029
units
|
|
Commercial
|
125,000
sf.
|
2,186
sf.
|
129,895 sf.
|
-7,081
sf.
|
133,096
sf
|
-10,282
sf
|
|
Office
|
125,000
sf.
|
0
|
47,000 sf.
|
78,000
sf.
|
47,000
sf
|
78,000
sf
|
|
Total
Combined Commercial & Office
|
250,000
sf.
|
2,186 sf.
|
176,896 sf.
|
78,000
sf.
|
180,096
sf
|
78,000
sf
|
|
BUILDING
& LANDSCAPE
|
|
Architectural and landscape design criteria would comply with
Cary’s Activity Center Design Guidelines and would be
established at the time of submittal of the first development
plan.
|
PROPOSED CARPENTER
HISTORICAL DISTRICT
|
|
The
northwestern side of the Morrisville Parkway ACCP adjoins the
southern boundary of the proposed Carpenter Historical District.
The Morrisville Parkway ACCP proposes townhouse and office
development in this area of the plan and would adjoin similar and
compatible type uses within the Carpenter Historical District.
Carpenter Upchurch Road may be realigned in a westward
direction north of the Morrisville Parkway and the Carpenter
Upchurch Road intersection so that traffic traveling north on
Carpenter Upchurch Road would be routed around the existing
historic village location at Carpenter Fire Station Road.
(The existing
Carpenter
Upchurch Road
would remain
at it’s current location, but would no longer function as the
primary roadway connecting to
Carpenter Fire
Station Road
.)
The Engineering Department advises that re-routing a
portion of
Carpenter
Upchurch Road
would have no
effect on
Morrisville
Parkway
traffic
volumes or on the level of service at the intersection of
Morrisville
Parkway
and
Carpenter
Upchurch Road
.
|
|
|
TRAFFIC
|
|
This Activity Center Concept Plan provides a range of uses at
similar densities as the underlying zoning districts.
Therefore, no Traffic Impact Study is required at this
time.
|
|
|
ROADWAY DESIGN
|
|
The
access appears to be similar for both scenarios, with or without a
grade-separated intersection of Carpenter Upchurch and
Morrisville Parkway
.
Town
Projects Underway:
Morrisville
Parkway
:
Status
- Phase 1A (from
Louis Stephens Drive
to
Carpenter-Upchurch Road
) is under construction (summer 2004
completion);
Phase
1B (from
Louis Stephens Drive
to Preston Village North – includes
bridge) is under design.
Description
- Four lanes with a median, sidewalk on both sides, and wide
outside lanes to accommodate bicycles.
**It
has not yet been determined by CSX whether the
Morrisville Parkway
railroad crossing will be at-grade or
grade-separated. Based
on their decision, this concept plan could require changes near
the
Morrisville Parkway/Carpenter-Upchurch
Road
intersection. Staff hopes to get at
least a preliminary answer from the railroad within the next 6 to
8 months.
Louis
Stephens Drive
:
Status -
Phase 1A (along elementary school frontage) - Construction
ends summer 2004
Phase
1B (from Heritage Pines development to
Morrisville Parkway
and from
Carpenter
Village
to
Morrisville-Carpenter Road
) - Appraisals for right-of-way and
easements begin spring 2004 (Real estate agent meets with affected
property owners when appraisals complete) Construction ends summer
2005.
|
ROADWAY DESIGN
(Continued)
|
|
Description
- Road width to vary between three undivided lanes, five undivided
lanes, and four lanes with median; sidewalks on both sides; wide
outside lanes to accommodate bicycles; and traffic signals at
Morrisville Parkway intersection and at Koppers Road and
Morrisville Carpenter Road.
Developer
Responsibilities:
Carpenter-Upchurch
Road must be widened to collector street standards along the
project frontage.
|
|
|
UTILITIES
|
|
The proposed project will be required to comply with all town
water and sewer standards.
|
|
|
|
PARKS
& GREENWAYS
|
|
There will be a required payment-in-lieu in place of parkland
dedication for the value of 4.63 acres.
The proposed
project includes several greenways as proposed on the Parks,
Recreation and Cultural Resources Facilities Master Plan. The Town
agrees to reduce the required payment-in-lieu for construction of
the following trails:
-
1,200’ of Carpenter Village Greenway – (w/ 30’
greenway easement)
-
700’ of Carpenter-Upchurch Greenway – (w/ 30’
greenway easement)
The developer
agrees to construct the following trails at no cost to the Town.
|
|
Staff
Contact: Doug McRainey,
460-4973, Email: doug.mcrainey@townofcary.org
|
STORM WATER
|
|
The
proposed project will be required to comply with all stormwater
requirements of the Town of
Cary
.
|
|
|
|
