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TOWN OF CARY,
NORTH CAROLINA
REQUEST
FOR
ACTIVITY
CENTER
CONCEPT PLAN
STAFF RECOMMENDATION TO THE TOWN COUNCIL
04-AC-006 (Tryon
Village)
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APPLICANT
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OWNER(S)
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Midland
Atlantic Development Company, LLC
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Franklin
Family Ltd Partnership
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Hubert
Earl Woodard, et al
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J
Harold Tharrington
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Robert
L Hamilton Sr, et al
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Linwood
L & Rhonda Carol
Hamilton
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Carlton
S & Cora B
Ashby Jr
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Meeting
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Date
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Staff
Recommendation
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Action
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Town Council
Public Hearing
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December 9, 2004
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Forward
to the
February 21, 2005
Planning and Zoning Board
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Forwarded
to the
February 21, 2005
Planning and Zoning Board
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Planning and
Zoning Board
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February 21, 2005
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Forward
to the
March 10, 2005
Planning and Zoning Board
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Forwarded
to the
March 10, 2005
Town Council
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Town Council
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March 10, 2005
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Staff recommends
approval of the request
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Town
Council unanimously approved the request
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TOWN
OF
CARY
CASE MANAGER
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Beth Lewis, Senior
Planner
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Phone:
(919) 462-3944
Email:
beth.lewis@townofcary.org
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STAFF
RECOMMENDATION
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Staff
recommends approval of the Activity Center Concept Plan for
Tryon
Village.
Staff had concerns about potential commercial uses on Tract
11, southeast of the intersection of Tryon Road
and
Macedonia Road.
At the Town Council meeting, the applicant offered to amend
the land use for that parcel to Office and Institutional, which the
staff feels is appropriate. Staff’s
recommendation is based on the following:
· The Concept
Plan addresses many of the Land Development Ordinance requirements
for an Activity Center Concept Plan.
·
A Town park
is provided, and shared parking between the park and the office use
in
Tryon
Village
make efficient use of the
parking area.
·
The Plan
provides the north/south collector road that connects
Dillard Drive
and
Tryon Road, a collector road that
was noted in the Southeast Area Plan.
·
Pedestrian
connections within the site are provided as much as possible, taking
into account the stream buffer that bisects the site west to east.
· A variety of
housing densities and types is provided, both owner and renter
occupied.
·
An
appropriate mix of residential, office, and medium to high density
residential uses will be provided by this Activity Center Concept
Plan.
·
Connections
to
Centrum
Shopping Center
to the north are
provided, to permit travel between the centers to bypass
Walnut Street.
Staff
notes that this is a concept plan, not a site plan, and that the
design of this project is not being approved at this time.
A concept plan analysis seeks to determine whether the
proposed mix of uses and general arrangement of the plan meets the
requirements of an Activity Center Concept Plan.
The building orientation and review of the compliance with
design guidelines is done at the site plan stage, rather than at
this point. At the site
plan stage, staff expects to seek changes to the Concept Plan as
presented to capitalize on the open space feature in the center of
the site, to increase the urban feel of the commercial area, and to
assure compliance with the Design Guidelines for Activity Centers.
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PROJECT
DESCRIPTION
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This
is an Activity Center Concept Plan for an 82.4 acre parcel of land
at the northwest intersection of
Walnut Street
and
Tryon Road.
The plan calls for 170,793 square feet of commercial use, 129,200 square feet of office
use space, and 531 residential units, made up of apartments,
town homes, and condominiums. (Amended
at
Feb.
21, 2005
Planning and Zoning Board meeting)
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OWNER/PARCEL
INFORMATION
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Property
Owner(s)
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Area
(Acres)
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Franklin
Family Ltd Partnership
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19.88
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Hubert
Earl Woodard, et al
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45.65
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J
Harold Tharrington
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9.85
0.26
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Robert
L Hamilton Sr, et al
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0.93
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Linwood
L & Rhonda Carol
Hamilton
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0.94
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Robert
L Hamilton
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2.78
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Carlton
S & Cora B
Ashby Jr.
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0.56
1.55
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Total
Acres
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82.4
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Comprehensive
Plan Analysis
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The Parks,
Recreation and Cultural Resources Advisory Board and the applicant
have agreed on the following:
- Dedication of 6.7
acres of parkland
- The applicant
will construct the park entry road, water feature and parking lot on
Town of
Cary
parkland as approved at time of the site plan.
- Entry
Road – To line up with
Royce Drive
and constructed to Town standards.
- Water/Stormwater
Retention Feature – To be maintained by applicant.
- Parking
- Approximately 100 spaces will be allowed to be constructed on
park property with 30 spaces designated specifically for park
use.
- Developer to
dedicate 30’ greenway easement as well as construct an 8’ wide
asphalt greenway, which will extend from the proposed north-south
collector road to Walnut Street, a length of approximately 3100’.
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CONDITIONS
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This
is an Activity Center Concept Plan, so no conditions are offered.
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ZONING
AND ACTIVITY CENTER COMPLIANCE
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Current
Zoning: Residential
40 (R-40)
Overlay
District:
None
Town
Limits: Portions
of the property are within
Cary’s Town
limits, portions are in
Cary’s ETJ.
This
project is being processed in conjunction with a Town-initiated
request that will amend the boundaries of the
Swift
Creek
Activity
Center
to include this
property, and change the
Swift
Creek
Activity
Center
from a
Neighborhood
Activity
Center
to a Community
Activity
Center.
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School
Information
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Enrollment
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Permanent
Seat Capacity
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Average
Percent Occupied
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Projected
Number of Additional Students
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Elementary
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15,388
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12,745
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120.74%
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91
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Middle
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7,715
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7,116
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108.42%
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47
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High
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7,481
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6,625
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112.92%
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65
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Total
for all Area Schools
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30,584
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26,486
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115.47%
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203
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Assigned
Schools
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Swift
Creek EL
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406
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484
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83.88%
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91
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Dillard
Drive
MS
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1,078
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1,083
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99.54%
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47
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Athens
HS*
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1,714
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1,735
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98.79%
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65
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Total
for all Assigned Schools
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3,198
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3,302
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94.07%
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203
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Current
Enrollment and Building Capacity
are based on the 20th day of the school year for
2003 as supplied by the Wake County Public School System.
School assignment will be determined at the time of
development.
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The
Projected Number of
Additional Students is only a rough approximation.
The actual number of students will vary depending on
several variables, such as dwelling unity type, number of
bedrooms, dwelling size, and other factors. *Athens
High is not a Cary-area school
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LANDSCAPE
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This
is an Activity Center Concept Plan, not a site plan.
A detailed landscaping plan has not been submitted, but will
be submitted at the time of a site plan.
Landscaped buffer areas have been shown along all property
lines except in the area of the Town park, at the western-most
portion of the Plan.
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TRAFFIC
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A
Traffic Impact Study was prepared by the Town of
Cary
traffic
consultant, Stantec/SearBrown dated September 2004. No additional
improvements are required beyond the requirements of the
Comprehensive Transportation Plan.
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ROADWAY DESIGN
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Tryon Road
:
The Town of
Cary
will be widening
Tryon Road
to a 4 lane median divided section along this project frontage.
Estimated construction completion of Phase 1 (
Campbell Road
to
Piney Plains Road
) is Fall 2006. The
Town’s Comprehensive Transportation Plan (CTP) requires an
ultimate 6 lane median divided section within a 124' right-of-way.
The Southeast Area Plan shows Tryon as a 4 lane median
divided section. The 4
lane section is based on
Cary Parkway
being
extended from
Holly Springs
Road
to the
Gorman Street/I-40/440 interchange.
An alignment for the extension of
Cary Parkway
has not been
determined and the responsibility for extending the parkway east of
Campbell Road
lies with
NCDOT and other jurisdictions. Based
on this, staff feels that the
Cary Parkway
extension is
well into the future, if ever. If
Cary Parkway
is not
extended,
Tryon Road
will need 6
through lanes by the year 2015 as specified in the CTP.
Staff recommends to Town Council that the Tryon
Village
project
dedicate the additional right-of-way necessary to meet the CTP
requirements for the ultimate 6 lane section, but that construction
of the 3rd westbound through lane along the property frontage not be
constructed at this time.
Walnut
Street:
No
improvements are anticipated due to the recent construction of this
section of roadway.
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UTILITIES
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There
is no utility information shown on the activity center plan. Utility
information will be submitted in conjunction with a site plan. This
property has direct access to an existing Town of
Cary
waterline on
Tryon Road
. A connection
to an existing sewer located in the Lodge at Crossroads apartment
development will provide public sewer service to the proposed
development.
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STORM WATER
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The
project meets all of the requirements of the Stormwater section of
the engineering department at the ACCP level and will be reviewed
relative to site plan consideration when the site plan is submitted.
Please
be aware that the surrounding roadways will need to be included in
the overall impervious surface calculations in figuring the
stormwater requirements for the project.
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SWIFT
CREEK
COMMUNITY
ACTIVITY
CENTER
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This
data is provided for informational purposes only, and was prepared
based upon the best data available at the time of preparation.
Since data may become outdated quickly, please contact the
Planning Department to obtain the most current data.
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Activity
Center
# 3
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Activity
Center
Type:
Community
Activity
Center
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Location:
Intersection of
Tryon Road
and
Walnut Street
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Date of Last
Data Revision: &nb | |
