Town of Cary, North Carolina
Mixed Use Sketch Plan Data Sheet to Town Council
06-MU-05 Waverly Place Mixed Use Sketch Plan

  Greg Barnes, Case Manager

Request

The applicant is requesting Council approve the Waverly Place Mixed Use Sketch Plan to allow a mixture of office, retail, hotel and residential uses on approximately 31.88 acres located at the southeast intersection of Kildaire Farm and Tryon Roads and within the Waverly Community Mixed Use Overlay District.

The purpose of the Mixed Use Overlay District is to enable the development of lands in areas designated as mixed use centers on the Land Use Plan Map in accordance with the guidance of Comprehensive Plan and individual mixed use sketch plans. It is intended to promote higher-density, mixed-use developments of varying sizes, as an alternative to lower-density separate-use suburban sprawl-type development.

Mixed use sketch plans are conceptual documents that address the general density, mix of uses, and development patterns within a mixed use center. They are less detailed than the site plans required for full site plan review. The intent is to provide sufficient information to determine consistency with the Comprehensive Plan and the Town’s Design Guidelines. Specific development issues must be addressed for compliance with existing requirements specified in the Land Development Ordinance (LDO) when the site plan is submitted.  All such requirements can be found at http:vic.townofcary.org.

Background Information

Consistency with the Comprehensive Plan

A. Land Use Plan: 
This request conforms with the adopted Land Use Plan.  The current land use designation is Commercial and Office/Institutional; the proposed mixed use development consisting of office, retail, hotel and residential uses is consistent with uses permitted under the Commercial and Office/Institutional land use designation under the Mixed Use Overlay District.  The subject parcels are part of the Waverly Community Mixed Use Center which currently includes a mix of Commercial (COM), Office/Institutional (OFC/INS) and High Density Residential (HDR) uses.

B. Transportation

Tryon Road
Existing Section:  4 Lane median divided (100’ ROW)
Future Section:  6 Lane median divided (124’ ROW)
Road Improvements:  N/A
Sidewalks Requirements: Both sides
Bicycle Requirements: Wide outside lanes (14’)
Transit Requirements:  None

Kildaire Farm Road
Existing Section:  4 Lane median divided (115’ ROW)
Future Section:  4 Lane median divided
Road Improvements:  N/A
Sidewalks Requirements: Both sides
Bicycle Requirements: Wide outside lanes (14’)
Transit Requirements:  None

Traffic Analysis:  A Traffic Analysis was completed for the proposed development.  Per the LDO, the applicant is only responsible for mitigating traffic impacts generated by their proposed development.  According to the Traffic Impact Analysis, the following recommendations were made to mitigate such impacts:

·          Extend the additional right-turn lane on the westbound approach along Tryon Road to provide for a right-turn lane with approximately 550 feet of storage length.

·          Convert the existing exclusive right-turn lane on the eastbound Tryon Road approach to provide a continuous through lane and an exclusive right-turn lane with at least 100 feet of storage length at Kildaire Farm Road.  The eastbound through lane at this intersection should extend eastward to form a third lane along the frontage of Tryon Road which terminates at New Waverly Place. 

In addition, the following geometric and phasing improvements were recommended:

·          Upgrade the signal to accommodate proposed geometric changes.

·          Construct an additional lane on the northbound approach along Kildaire Farm Road to provide for a right-turn lane into the development that provides at least 150 feet of storage.

·          Lengthen the existing southbound left-turn lane along Kildaire Farm Road to provide 400 feet of storage.

·          On the westbound New Waverly Place approach, lengthen the existing left-turn lane to extend back to the internal Advent Court intersection and construct an additional left-turn that provides at least 150 feet of storage to form dual left-turn lanes out of the site.

·          Upgrade the signal to accommodate proposed geometric changes.

·         At Kildaire Farm Road and Colonnades Way, a 100 foot northbound right turn lane should be constructed.

·          At Tryon Road and Colonnades Way, there should be a continuous eastbound right turn lane at this intersection.

For the intersection at Tryon Road and Keisler Drive, the following geometric and phasing improvements are recommended at this intersection to improve operations, safety, and queuing on several approaches:

·          Construct an additional travel lane on the eastbound Tryon Road approach to provide a continuous exclusive right-turn lane into the development that extends back to the 100 feet west of the Kildaire Farm Road intersection.

·          Upgrade the signal to accommodate proposed geometric changes.

·          The Town of Cary’s Tryon Road Project will provide 180 feet of storage for the westbound left-turn lane. It is recommended to extend this lane to provide approximately 250 feet of storage length to prevent potential queuing problems during the peak hours.

Internal Site Plan Recommendations include:

·          Realign the skewed intersection of New Waverly Place and Advent Court to provide better traffic flow along the perimeter of the development.  This would require reconstruction of New Waverly Place to serve as the through movement and Advent Court would “T” into New Waverly Place under stop sign control.

·          It is recommended that New Waverly Place and Colonades Way will provide a three lane cross section with bike lanes and landscaped medians with left turn lanes at median breaks through the development.

C.  Parks & Greenways:  Greenways Map
According to the approved Parks, Recreation and Cultural Resources Facilities Plan there are no issues related to this site.  According to the Open Space and Historical Resources Plan (OSHRP) there are no issues related to this site.

D.  Environmental:  
According to the Town of Cary GIS maps, there are no stream buffers currently impacting the subject site. Should a field determination identify a stream buffer, the project will be required to comply with all buffer requirements of the Land Development Ordinance during the site plan approval process.

E.  Buffers: 
According to Chapter 7 (LDO), the applicant will be required to provide a 20’ Type “C” Buffer along the northern property line adjacent to Centrum at Crossroads.

F.  Streetscape:  
According to Section 7.2.4 (LDO), the applicant is required to provide a 30’ Streetscape along Kildaire Farm and Tryon Roads. Non-residential developments located on local or private streets shall provide a 15’ Streetscape.  The applicant is requesting a reduction to the required streetscapes from 30’ to 10’ for the properties along Kildaire Farm and Tryon Roads.  Staff has no objection to the reduction for parcels being considered with this Mixed Use Sketch Plan submittal, however Staff reserves the right to evaluate any streetscape reduction for all other parcels along Kildaire Farm and Tryon Roads at time of redevelopment.

Consistency with the Land Development Ordinance

The proposed project is in the mixed use sketch plan stage and therefore preliminary engineering of the site has not been provided to Staff for review.  Prior to Site Plan approval, the application will be required to demonstrate consistency with the Land Development Ordinance with respect to specific development requirements, such as access, stormwater management, road improvements, utility line placement, road connectivity and landscape plantings. 

The base zoning of the subject site is General Commercial Conditional Use (GC-CU).  The proposed mixed use sketch plan has an associated rezoning case (06-REZ-29) to amend the zoning conditions of the previously approved development.  Zoning Map

The proposed mixed-use sketch plan submittal includes the redevelopment of Tracts 3, 10, and 11 of Waverly Place Tracts 10 and 11 propose the demolition of existing buildings, to allow a new 55,000 square foot building for the relocation of the existing Whole Foods grocery store. Tract 3 would be redeveloped to allow for mixed-uses, including: two 8-story structures containing mixed-uses and a hotel, two 5-story mixed-use building, several 3-story residential buildings, and several 1-2 story mixed-use buildings and restaurants. It should be noted that the number of stories of each building varies with grade. The two eight-story buildings appear as eight stories from the main thoroughfares, however lower grades behind the buildings, make the structures 10-stories from New Waverly Place Drive. The proposed sketch plan specifies 223,690 square feet of retail and restaurant uses, 215,000 square feet of office, a 120-room hotel, and 200 multi-family dwelling units. The applicant is requesting a 10% parking reduction which can be approved administratively by the Planning Director. The plan also proposes 209 parking spaces be shared with adjoining offices across New Waverly Drive. Additionally, the Mixed-Use Sketch Plan proposes a reduction in the streetscape to 10 feet. No other reductions, amendments and/or modifications to the development standards of the Land Development Ordinance are being requested with the proposed mixed-use sketch plan.

Previously Approved Waverly Place Shopping Center and Requested Mixed Use Sketch Plan Comparison (for subject site):

Town Council Criteria for Consideration in Reviewing Mixed Use Sketch Plans:

Proposed mixed use sketch plans shall be reviewed for compliance with the following approval criteria where deemed appropriate (i.e., it may not be practical for some existing or partially-built mixed use district to achieve certain design standards).

Section 4.4.2 (J) of the Land Development Ordinance sets forth the following criteria that Council should consider in reviewing mixed use sketch plans.

(1)        The mixed use sketch plan has been prepared consistent with the requirements of this Section and the Land Use Plan;

(2)        The mixed use sketch plan includes an appropriate mix of land uses for   

            the overall activity center, including residential, commercial, office, and institutional uses;

(3)        The mixed use sketch plan will meet or exceed Town design guidelines and other established Town standards;

(4)        The mixed use sketch plan includes medium- and higher-density housing;

(5)        The mixed use sketch plan includes some formal outdoor space for public use, such as a park, village green, or plaza; larger mixed use centers should include more such space than smaller centers; and

(6)        The mixed use sketch plan demonstrates that there has been participation by residents, property owners in the surrounding neighborhoods, and the Town, so that the proposed development responds specially to the unique conditions of the area.

Changes since the Town Council Public Hearing

There have been significant adjustments made to the plan since the public hearing. This Mixed-Use Sketch Plan is currently in review by staff, and changes have been staff-initiated to align with the Town’s Land Development Ordinance and Design Guidelines. Specific changes in Land Use are listed in the table below:

Feedback from the Planning & Zoning Board Meeting

At the April 16, 2007 Planning & Zoning Board meeting, two citizens addressed concerns related to Stormwater management and available park and recreation areas.

Ms. Peggy Warner spoke concerns regarding the stormwater management of the site. She expressed concerns that additional impervious surface on the site would increase the localized flooding.

Mr. Ken Bobbitt also expressed concerns of flooding. He believed that the construction of this project could result in a need for him to build a concrete wall along his property boundary. Mr. Bobbitt asked if the Town would help finance the construction of a concrete wall to prevent flooding along Ambiance Place. Mr. Bobbitt also mentioned that the addition of new residents to the area would increase the need for public parks in the area.

The Planning and Zoning Board forwarded this case to the May 10, 2007 Town Council meeting with a unanimous (9-0) recommendation of approval.

Other Reference Information

Staff observation on the Sketch Plan

The proposed mixed-use sketch plan is consistent with the Land Use Plan. Changes made since the Public Hearing improve the compatibility of the Sketch Plan with the requirements of a Community Mixed-Use Center including the seven design principles as outlined in the Town of Cary Design Guidelines.

Design Principles

1.        Create Human Scale: The proposed plan avoids vast areas of parking by the creation parking decks. Rows of canopy trees
are included in the Whole Foods parking lot to break monotony. Elements such as shade trees and gathering areas have been included to define inviting pedestrian corridors.

2.        Create a Sense of Place: Special pavers have been implemented into the Mixed-Use Sketch Plan to provide a theme and sense of place. Staff is working with the applicant in regard to public art elements. An area has been designated for public art on the proposed plan. The highest concentration of activity has been included in the core of the development, providing transitions at the outer edges.   The building frontage along the main street has created from the original submittal where buildings A1, A2, and A3 seem to have been lost. Staff preferred the previous version.

3.        Connect Uses: The proposed mixed-use sketch plan provides a better mixture of uses in the Waverly Community Mixed-Use Center than is currently in place. An accessibility plan has been included to demonstrate how pedestrian, bicycle, and vehicular traffic will flow. Staff and the applicant have been working together to install more crosswalks across New Waverly Drive which would provide better access to the office core across the street.  Staff would prefer a better connection between the grocery outparcel and the main street area on the Mixed-Use Sketch Plan.

4.        Provide Transitions: The primary mass of buildings is provided at the core of the Waverly Mixed-Use Center. The applicant has provided cross-sections within the Mixed-Use Sketch Plans to better illustrate these transitions. The topography of the site also aids in providing a transition. Landscaping is provided along the main street to reduce the building mass. Opaque landscape screening will provide a visual block to the loading section of the grocery tenant. A large stand of champion trees are shown to be protected near the right-in/right-out driveway off of Kildaire Farm Road .

5.        Reduce Parking Impacts: Large amounts of parking are being placed in the rear portions of the property along New Waverly Drive. Parking structures are provided.

6.        Plan for Pedestrian, Bicyclists, and Transit Users: Staff has requested the addition of a bus stop shelters for a proposed C-Tran stop.  An accessibility plan has been provided to demonstrate the path of travel for pedestrians, bicyclists, and vehicles. Staff and the applicant have been working together to install more crosswalks across New Waverly Drive which would provide better access to the office core across the street.

7.        Provide Open Space: This plan has included a fountain and plaza area along the main street. Since Waverly Place Shopping Center currently has a plaza with a large fountain, this project needs to retain a similar feature with the center’s redevelopment. Several open space features have been included for the residential components. Additionally, a large area of open space will remain near the proposed grocery tenant. In this area several champion trees are being saved and integrated into the site.

Staff recommendation

Overall, the sketch plan meets the Town’s design guidelines for mixed-use centers.  The applicant will be required to address the requirements from the Traffic Impact Analysis.  Staff has concerns regarding the reduction of streetscape buffer to 10 feet. Staff recommends allowing a reduction in the streetscape width as shown on the proposed new buildings.  Any reduction of streetscape with the other parcels that are not redeveloping at this time must be evaluated at the time these properties redevelop to ensure that the proposed site plan demonstrates compliance with design guidelines and Land Development Ordinance requirements for streetscape reductions.  A note stating this will need to be added to the sketch plan.

Staff recommends approval of the plan with the understanding that the applicant provides a statement related to the streetscape reductions. Staff also recommends a note that the proposed water feature should be similar in scale or larger than what already exists.