06-MU-03 Village at the Park Mixed Use Sketch Plan
Staff Report to the Town Council

Background Information

Base Zoning District:  Zoning Map
Planned Development District Major (PDD) 

Requested Use:  
Mixed Use Sketch Plan to allow 278 multi-family residential units and a recreation facility.  (There is an associated rezoning request which is 06-REZ-26.  The request is to amend Tract 1 of the PDD to increase the number of apartments from 45 units to 278 units.)

Zoning Overlay District: 
Neighborhood Mixed Use Overlay District, Village at the Park

Land Use Plan Designation:  Land Use Map
The recommended future land use for the parcel is Mixed Use (MXD).  The parcel is also located within a larger mixed-use Neighborhood Activity Center (NAC), where a focused mix of commercial, office, and residential uses are recommended across the entire activity center; therefore, no Comprehensive Plan Amendment (CPA) is required.

Acreage:  Approximately 15.17± acres

Location:  Vicinity Map
2932 Alston Avenue, NW corner of Kit Creek Road and NC 55 Highway

Applicant: 
Mike Underwood, Woodfield Investments
11425 Horseman’s Trail
Raleigh, NC 27613
(919) 341-3034
munderwood@woodfieldinvestments.com

Applicant’s Contact Person:
JW Shearin, Elam, Todd, d’Ambrosi (ETd)
2880 Slater Road
Morrisville, NC 27560
(919) 481-2021
jwshearin@etdpa.com

Town of Cary Case Manager:
Debra Grannan, Senior Planner
316 N Academy Street
Cary, NC 27513
(919) 460-4980
debra.grannan@townofcary.org

Summary of Request

A.  Transportation

Alston Avenue :
Existing Roadway Section:  2 lanes, 60’ Right-of-way (ROW)
Future Roadway Section:  4 lanes median-divided, 100’ ROW
Schedule:  Proposed 2009/2010 CIB Alston project
Sidewalk Requirements:  Required on both sides
Bicycle Requirements:  14’ wide outside lanes required
Transit Requirements:  None required

NC 55 HWY:
Existing Roadway Section:  4-lane median divided under construction, 100’ Right-of-way (ROW)
Future Roadway Section:  6-lane median divided, 124’ ROW
Schedule:  4-lane improvements under construction
Sidewalk Requirements:  Required on both sides
Bicycle Requirements:  14’ wide outside lanes required
Transit Requirements:  None required

Kit Creek Road :
Existing Roadway Section:  2-lane, 100’ Right-of-way (ROW)
Future Roadway Section:  6-lane median divided, 124’ ROW
Schedule:  N/A
Sidewalk Requirements:  Required on both sides
Bicycle Requirements:  14’ wide outside lanes required
Transit Requirements:  None required

B.  Traffic Impact Analysis: 
This proposal is a reduction in trips from previously approved Village at the Park PDD.  Traffic Impact Study (01-TAR-125) remains valid.

C.  Parks & Greenways:  Greenways Map
Per the approved rezoning, the construction of a 10’ wide multi-use trail is required along NC Highway 55.  In addition, PRCR requests that the applicant consider continuing the 10’ wide, Alston Avenue multi-use trail along the west side of the property.   

Reference Information

Meeting Schedule: 

Town Council Public Hearing
Date:  December 14, 2006
Action: Forwarded to the April 16, 2007 Planning and Zoning Board Meeting

Planning & Zoning Board
Date:  April 16, 2007
Action: Tabled to the May 21, 2007 Meeting.

Planning & Zoning Board
Date: May 21, 2007
Action:  Recommended unanimously for approval

Town Council
Date:  June 28, 2007

Applicant’s Justification Statement Submitted September 25, 2006

Please note that the following statement is that of the applicant and does not necessarily represent the views or opinions of the Town of Cary:

How is the proposed request reasonable?  In explaining how it is reasonable, please address the following, if applicable:

1.  Any issues with the size of the tract?

The tract is of sufficient size to handle proposed buildings, parking, buffers and other required elements per Town of Cary ordinances.

2.  How is the request compatible with the comprehensive plan (i.e. Land Use, Transportation, Open Space and    Historic Resources)?

The Comprehensive Plan includes a neighborhood activity center at this location and the uses proposed are within the guidelines established for activity centers.  The proposed land uses have already been approved for inclusion in the Village at the Park development.  The only change is where some of those uses are to be distributed to different parcels than originally listed.

3.  What are the benefits and detriments to the owner, neighbors and the community?

The Village at the Park will be a significant asset to West Cary, and one that will demonstrate the excellence that can be achieved through mixed-use development.  Its location is convenient to Research Triangle Park and will not only reduce trips to the Park for those that live within the development, but also benefiting the entire community by reducing the impact of traffic on surrounding areas.  The proposed plan will help implement the Northwest Cary Area Plan by providing complementary high and medium density housing adjacent to RTP, to minimize commute distances and to support multiple travel modes (auto, bicycle, transit, and pedestrian).

4.  How are all the allowable uses with the proposed rezoning compatible with, or how do they relate to, the uses currently present on adjacent tracts?

This proposal fulfills the needs of having a mix of uses, specifically office and retail components, within the activity center as called for in the Town of Cary Comprehensive Plan.  The uses proposed are in keeping with previously approved plans for the Village at the Park Neighborhood Activity Center.

Schools:
The school information is being provided for your review; however, the Wake County
Board of Education controls capital projects for school capacities.

Current Enrollment and Building Capacity is based on the 20^th day of the school year for 2006-2007 as supplied by the Wake County Public School System.  School assignment will be determined at the time of development.

*The Projected Number of Additional Students is only a rough approximation. The total number of projected students only includes the High School numbers one time. The actual number of students will vary depending on several variables, such as dwelling unit type, number of bedrooms, dwelling size, and other factors.  For example, a site with 278 one- bedroom apartments could yield 15 additional students, while 278 three bedroom units could yield 209 additional students.  The basis for making this calculation is based on multipliers provided by the Wake County Schools Office of Student Assignment. 

Feedback at the Public Hearing

Staff presented the case and noted that there were no protest petitions. J.W.Shearin spoke on behalf of the owner of the subject property and stated that placement of high density residential dwellings in the vicinity of Research Triangle Park was an objective of the NW Area Plan. He emphasized the market demand for the residential use.

No one came forward to speak, and Mayor McAlister closed the public hearing.

One Council Member asked for staff to study the proposed plan to determine if it complies with the NW Area Plan objectives.  The question was also raised about whether or not the demand for this amount of multi-family residential use in this close proximity to Research Triangle Park was valid. Feedback from RTP was requested.

Council also raised concerns about the change in the overall concept for this location and questioned if the Town was meeting the objective of a mixed use center in terms of getting a development that exceeded the quality of a typical apartment complex.

A comparison was made by one Council member to the Alston plan which was carefully balanced with residential, office and commercial uses, and the request to change the designation of such a large parcel should be evaluated.

Feedback at the April 16, 2007 Planning and Zoning Board Meeting

Staff noted that the plan had improved substantially in terms of layout and providing more buffering since the original submittal, but was still a work in progress.

Discussion took place about the ultimate right of way requirement on Kit Creek Road.  Staff reported that the applicant understands that setbacks and buffers for future development must be based of the ultimate width required by the Town.

On the day of the meeting, the applicant submitted various proposed modifications to the plan some of which had been shared with the Planning and Zoning Board prior to the meeting.  Since staff had not had time to evaluate these changes, the Board voted unanimously to table the case until the May 21, 2007 meeting.  

Feedback at the May 21, 2007 Planning and Zoning Board Meeting

Staff presented a revised version of the proposal and reported that changes to the plan continued to meet Mixed Use Center Design Guidelines.  Staff pointed out increases to the buffer on the northern property line and the relocation of building five.

One Board member asked if a waiver to road improvements was still proposed by the applicant.  Staff reported that a waiver was no longer necessary.  Cary ’s Engineering Staff determined that the current plan now proposes to meet the Town of Cary Comprehensive Transportation Plan requirements for road improvements and right of way dedication.

Changes since the Public Hearing

The applicant provided a written statement from Rick Weddle with Research Triangle Foundation showing support for residential use in the of the subject property.

Unit Count

The applicant has reduced the number of multi-family dwelling units from 300 to 278.  Of these units, 15 have been designed as a two-story townhome style, and are placed along the road and entrance on the southern portion of the subject property.  The school data chart has been updated to reflect the new unit count.

Overall Layout

• The overall plan was modified to increase and substantially improve the pedestrian and vehicular flow and connectivity.
• Several buildings were re-positioned and a new “townhome style” multi-family attached dwelling introduced.
• A limit of four-stories was specified for building height.
• A U-shaped design was added to enclose the neighborhood recreation area.
• Ten foot wide multi-use trails were added along NC 55 HWY and Alston Ave.
• One story parking garages were added to the plan
• The plan removed the request for a parking reduction and now proposes to meet LDO requirements. 
• Brick screening walls, and some version of the entry feature shown along NC 55 HYW have been repeated on the Alston Ave. side of the property to address streetscape requirements.
• A sidewalk connection was provided from the Building Five parking area to the internal sidewalk network.  Also, additional connectivity to the 10 foot wide multi-purpose trail on Alston Ave was provided to the internal sidewalks.

Streetscapes and Buffers

• On NC 55 HWY the streetscape was increased from 10 feet to 30 feet and supplemental planting and brick screening walls are proposed.
• On Kit Creek Road it was increased from 10 feet to 20 feet and a wall is proposed at the entrance.
• The Streetscape on Alston Avenue was increased from 10 feet to 20 feet.
• Along Alston Avenue, the 10 foot multi-use trail has been moved into the right of way, allowing room for landscaping and walls within the remaining 20 foot wide streetscape.
• The 15 foot wide Type “C” Buffer along the northern property line which was approved in the approved PDD has been expanded to meet the LDO requirement  of a 25 foot wide Type “A” Buffer
• The applicant’s first justification statement says that “The tract is of sufficient size to handle proposed buildings, parking, buffers and other required elements per Town of Cary ordinances.”  It is important to note, however, the proposed plan represents reductions to LDO standards in terms of streetscape widths, which may be considered as part of the Mixed Use Sketch Plan Process.

Stormwater Management

The applicant has provided a greater degree of detail for how to manage stormwater runoff.  The general locations of constructed wetlands, bio-retention areas and sand filters have been identified on the plan.  Detailed location and dimensions as well as other stormwater management requirements will be addressed at the time of site plan review.

Staff Analysis of Cary Design Principles

Within a Mixed Use Overlay District, the plan is evaluated to ensure that it meets the following Design Principles:

• Create Human Scale
• Create a Sense of Place
• Connect Uses
• Provide Transitions
• Reduce Parking Impacts.
• Plan for Pedestrians, Bicyclists and Transit Users
• Provide Open Space

In applying these Design Guidelines to the Village at the Park MUSP, Staff considered the following aspects of the plan:

Human Scale: Architectural features such as balconies, window arches and varied rooflines are used to break up the building mass.  The network of pedestrian paths establishes a comfortable realm for people to move and interact within the property.

Create a Sense of Place: Outdoor spaces are defined by the combination of the U-shaped building arrangement around the recreation area and site elements such as brick walls and entry features. 

Connect Uses: The network of walking trails with connections to public multi-purpose trails and sidewalks effectively provides pedestrian connectivity throughout the site.  A street stub is provided to the adjacent property to the north. More pedestrian connectivity was provided for the Townhome style buildings.

Provide Transitions:  Open spaces and recreation areas are used to provide attractive transitions between the dwelling units and gathering places. The screening walls on HWY 55 separate high levels of human activity from a busy roadway. Similar screening was provided along Alston Avenue and Kit Creek Road.

Reduce Parking Impacts: Parking is positioned to not be a prominent view from off site views and screening will be required during the site plan review.

Plan for Pedestrians, Bicyclists and Transit Users: Sidewalks are continuous along public streets. A transit stop is not required for this location.  Bicycle parking will be a site plan requirement.

Provide Open Space: Open space is provided with both active and passive recreation areas and the sidewalk network within the site ensures accessibility to each residence. The plan is within the Village at the Park Planned Development District which met open space requirements by designated 11.6 acres for a town park. Because of the proposed change to residential use, on the subject property, the applicant has provided an additional 1.41 acre area for active recreation.

Staff Recommendation

Because the plan implements Cary’s design principles within a Mixed Use Center, offers enhanced  landscaping and walls to improve the performance of perimeter  buffers and streetscapes, and because of its consistency with the Comprehensive Plan, Staff recommends the Village at the Park MUSP for approval.