Town of Cary

06-MU-07 Cornerstone Mixed Use Sketch Plan

Staff Report to the Town Council

Background Information

Existing Zoning:  Residential 40 (R-40)
Zoning Map

Existing Zoning Overlay District:  Mixed Use Overlay District

Requested Approval:  Mixed Use Sketch Plan (MUSP)

Land Use Plan Designation:  The subject parcels are located within the Cornerstone Mixed Use Center, which encompasses all four quadrants around the intersection of Davis Drive and High House Road.  A community-scale activity center is intended to include a balanced mix of commercial, office/institutional and residential uses at moderate-to-high densities.  The Land Use Plan also provides an alternative recommendation of either Low Density Residential (1-3 dwellings per acre) or Traditional Neighborhood Development.
Land Use Map

Acreage:  41.84 ±

Location:  Northeast quadrant of Davis Drive and High House Road
Vicinity Map

Applicant:

Greg Sanchez

High House Davis, LLC

4309 Emperor Blvd., Suite 110

Durham, NC 27703

(919) 941-5745

Applicant’s Contact Person:

Charles Smith

Withers & Ravenel, Inc.

111 MacKenan Dr.

Cary, NC 27511

csmith@withersravenel.com

(919) 469-3340

Town of Cary Case Manager: 
Jennifer Currin, Planner II

316 N Academy Street

Cary, NC 27513

(919) 469-4342

jennifer.currin@townofcary.org

 

Summary of Requested Mixed Use Sketch Plan

The mixed use sketch plan submittal, which incorporates Traditional Neighborhood Development (TND) standards as outlined in the LDO, such as vertically-based mixed use design, proposes a combination of non-residential and residential uses.

The proposed plan incorporates a new site layout on approximately 41.84 acres. The proposed plan limits the maximum non-residential floor area to 220,000 square feet. While the applicant is proposing 200,000 square feet of commercial uses allowed and 50,000 square feet of office uses allowed, the maximum threshold of 220,000 square feet of non-residential space will not be exceeded. A minimum of 100,000 square feet of commercial and 7,500 square feet of office are proposed. With the current proposal, the maximum building size for any one tenant will be 50,000 square feet, unless that tenant is a movie theater. A note has been added that no more than one tenant may use this much space and no more than three additional tenants may occupy as much as 30,000 square feet each.

The applicant has proposed that as the project develops, the owner/developer may reduce up to 50,000 square feet of non-residential uses for 50 residential units. Also specified in the revised plan is that no more than three outparcel sites shall be allowed to include drive-thrus with a maximum of 2 fast food users.

Multi-family residential and townhouses are still the residential types proposed. A maximum of 340 residential units and a minimum of 300 residential units are proposed. A voluntary note to the plan has been added, which states that the total residential units will be comprised of a minimum of 20 townhouse units and a maximum of 40 townhouse units. Within the multi-family units, no more than 6% of the multi-family units will have 3 bedrooms and a minimum of 42% will be 1 bedroom units.

The following table depicts the overall changes to non-residential square feet and residential units through this process that have occurred to date.  As indicated below, the project has been reduced by a total of 150,000 square feet of non-residential square feet and 130 multi-family dwelling units since the original submittal.

Site Plan
Color Illustrative

Historical Information on the Initial Mixed Use Sketch Plan (MUSP) Submittals

Prior to the current MUSP revision submitted on July 10, 2007, the proposed plan limited the maximum non-residential floor area to 250,000 square feet.  While the applicant was proposing up to 200,000 square feet of commercial uses allowed and up to 70,000 square feet of office uses allowed, the maximum threshold of 250,000 square feet of non-residential space was not to be exceeded.  A voluntary condition was included which limits any single non-residential tenant to a maximum of 60,000 square feet, unless that tenant is a movie theater. The applicant committed to minimum amounts of commercial and office uses as well. A minimum of 100,000 square feet of commercial and 30,000 square feet of office was committed. The maximum building height was reduced from 5 stories to 4 stories. The plan proposed a residential building which will be 4 stories in height and include a basement.

The applicant proposed 36 townhouse units in 9 buildings on approximately 4.07 acres as part of this request. The maximum number of total units in the previous submittal was 450. A minimum of 300 multi-family units is remaining in this submittal. The total acreage of the project was 47.61± acres.

The original proposed sketch plan specified 4 single- family dwelling units, 450 multi-family dwelling units, and 370,000 square feet of office, retail, restaurant, and civic uses. While the overall maximum was 370,000 square feet for all permitted uses, individually up to 350,000 sq. ft. of retail/restaurant uses were allowed and up to 90,000 sq. ft. of office use were allowed. The applicant was proposing a maximum building height of 5 stories. The only reduction being requested by the applicant to the LDO requirements was a reduction to the parking standards.

The initial sketch plan provided 4 single family detached residences in the mixed use sketch plan boundary. Single family detached dwellings are permitted in Community Centers; however, according to LDO 5.2.1 (L), one of the requirements is a minimum density of 3.5 dwelling units per acre. The 4 previously proposed single-family residences did not meet this LDO requirement. The total acreage of the project originally was 67.90±.

A.      Transportation

High House Road

Existing Roadway Section:  5 lanes, right of way (ROW) varies

Future Roadway Section:  4 lane median divided, 100’ ROW

Schedule:  N/A

Sidewalk Requirements:  Both

Bicycle Requirements:  Wide outside lane

Transit Requirements:  Bus shelter with concrete pad is required approximately 70 feet prior to the second entrance in the westbound direction on High House Road.  Dimensions of the bus shelter should at least 5 foot wide and 12 feet in length with a bench included.  Must have metal supports with clear sidings for safety and security.

Davis Drive

Existing Roadway Section:  4 lane median divided, right of way (ROW) varies

Future Roadway Section:  4 lane median divided, 100’ ROW

Schedule:  N/A

Sidewalk Requirements:  Both

Bicycle Requirements:  Wide outside lane

Transit Requirements:  None

B.  Traffic Impact Analysis:  A draft traffic impact study has been prepared by town traffic consultant, Sepi Engineering dated January 2007.  An updated study was completed by Sepi Engineering in May 2007 and will supersede and replace the previous study.

The study (07-TAR-231a) recommends the following improvements to meet Town of Cary Adequate Public Facilities Requirements.

These improvements and the requirements of the Town of Cary Comprehensive Transportation Plan will provide mitigation for site impacts as required by the Adequate Public Facilities Ordinance.

Level of Service and Delay (sec/veh) Results –

Study Area Intersections

Traffic Impact Study (07-TAR-231a)

N/A => Intersection not analyzed / Intersection does not exist

^=> Critical intersection movement for unsignalized intersection

* => Delay incalculable

In December 2005, the Town of Cary completed the road improvement which changed Davis Drive from a two lane road to a four lane median divided roadway. This improvement has cut travel time in half. Travel times from US 64 to Morrisville Carpenter Road was reduced from 23 minutes to 11 minutes. This improved travel time generated drivers from Cary Parkway and NC 55 to shift to Davis Drive. As a result in 2006, the traffic volume on Davis Drive increased 60%. Twenty (20%) percent of the increase appears to be traffic diverted from Cary Parkway.

Early 2007, NCDOT opened NC 55 to the future four lane section. As a result, all traffic diverted from NC 55 should return to that highway. With the improved travel times on NC 55, drivers from Apex and Holly Springs and southwestern Wake County should return to NC 55. Recent counts (1/17/2006) from the traffic camera at Davis Drive and High House Road indicate that traffic volume on Davis Drive has already decreased by 10%+-. As more drivers divert back to NC 55, additional reductions to traffic on Davis Drive are expected. 

NCDOT plans to start construction on Davis Drive north of Morrisville Carpenter Road to RTP in the spring. This construction should also divert traffic to NC 55.

C.  Parks & Greenways:  Greenways Maps
A 10’ wide, concrete multi-use trail is required along the north side of High House Road.  A payment-in-lieu will be required for any subdivided residential development in accordance with the Land Development Ordinance.  A privately maintained (but open to the public) 10’ wide asphalt greenway trail will be constructed along the northern and eastern edge of the loop road with a paved pedestrian connection to Council Gap Drive.  (The Greenway Committee and the PRCR Advisory Board at its May meeting reviewed these recommendations and unanimously approved them).  Public art is desired at the corner of Davis Drive and High House Road; all public art will go through the public art review process.

Feedback at the Town Council Public Hearings

The initial public hearing was held on January 11, 2007. The public hearing was continued until January 22. On January 22, the public hearing was closed; however, Council scheduled an additional public hearing for March 22.

Citizen concerns expressed at all of the public hearings were flooding, pedestrian connectivity, traffic, buffers, building height, pedestrian safety, possible depreciation of property values, relocation of the cemetery, the proposal exceeding the community mixed use center concept, preserving the Maynard-Stone house, stormwater runoff, school capacities, density, minimal notification, and loss of history.

Comments were also made in support of this proposed project and presented to Council during the public hearings. One citizen stated that this is the first opportunity that Cary has seen for this type of development, and that it is what the Town’s plan calls for.

Changes Since the Town Council Public Hearings

The applicant has made the various changes noted above and guaranteed a minimum 30,000 square feet of office space. The streetscape has been revised to provide an average of 30’, where at no point shall the streetscape fall below 20’. Information regarding distances from the cell tower to the residential and non-residential buildings and the cell tower height has been provided in the latest revision of the sketch plan. The applicant indicated that the cell tower is 169’ in height, and the shortest distance between the closest buildings (residential and non-residential) is 100’. The mixed use sketch plan now shows a second BMP located at the corner of the Loop Road and Davis Drive. No reductions have been requested.

Planning and Zoning Board Recommendation

On June 18, 2007, the Planning and Zoning Board voted 4-3 to forward this request to Council with a recommendation of denial.

Changes Since the Planning and Zoning Board Meetings

Besides the revisions noted above in the Section titled “Summary of Requested Mixed Use Sketch Plan”, the applicant has made revisions to the overall site layout. Originally, the center of the proposed project was directed towards the intersection of High House Road and Davis Drive. The revision shows the layout shifting so that the current proposal has direct access to the center of the project from High House Rd. and Davis Dr.  The townhouses are still located between the existing detached single family houses to the north and the non-residential and multi-family proposed within the Cornerstone MUSP.

The mixed use sketch plan presented to the Planning and Zoning Board had a total of 5 outparcels included in the plan. The revised plan shows a total of 6 outparcels. Four of the outparcels are located along High House Road, while the other two have been shown on either side of the Davis Drive entrance closest to the High House Road and Davis Dr. intersection. The applicant proposed a note specifying that no more than 3 outparcels sites shall be allowed to include drive-thrus, with a maximum of 2 fast food users.

The applicant is now proposing 4 parking decks, instead of the 2 previously shown on the mixed use sketch plan. The buildings footprints surrounding these parking decks have also been revised to accommodate the new site layout. Within the median, between Buildings 2, 3, 10, and 11, 2 locations for commercial buildings have been depicted. These 2 buildings (labeled as Building #9) shall not exceed 1,000 square feet or 1 story in height.

The previous plan showed 2 BMP locations. The current proposal shows 3 BMP locations. One BMP (BMP #2) is still located south of the Davis Drive/Loop Road intersection. BMP #3 is located south of BMP #2 between the southernmost Townhouse building and the parking lot provided, which primarily serves Building #1. BMP #1 is located along the Loop Rd., south of Orum Drive, and directly north of Building #6. The BMPs are still designed to meet the 50 yr. storm event.

A specific note has been added to the Cornerstone Mixed Use Sketch Plan regarding the transit stop along High House Road and the pedestrian connectivity between the Cornerstone MUSP and Stone Creek Village. The transit note addresses issues such as when it will be constructed, the size of the concrete pad and shelter, and the materials it shall include. The pedestrian connectivity note states that prior to site plan approval, the developer will participate in a pedestrian study to determine the need for a grade separated connection between this site and Stone Creek Village.

Staff Observations on the Mixed Use Sketch Plan

Staff has reviewed this proposal against various Town plans and requirements. Additionally, information is provided in response to numerous concerns raised by citizens about various topics.

Consistency with the Adopted Land Use Plan & Density

The adopted Land Use Plan makes two recommendations for future development of this property (in fact it does so for all land in all mixed use centers across Town) in a sort of “layered” fashion. 

The land use plan designates this property for LDR or TND development.  That is, the entire property could be low density residential development (at densities of 1 to 3 dwelling units per acre) or it could be developed in a more intense, mixed fashion, using TND principles. TND is a type or style of development (more often referred to as “New Urbanism”).  The land use plan also includes additional policy direction.  It has a corresponding designation for this entire intersection that builds on the “base” policy and further recommends this location to develop and function as a community scale, mixed use center (CC). 

LDO Section 4.4.2(C), Types of Mixed Use Centers, further codifies and expands upon the concepts contained in the Land Use Plan. The intensity, amount, and size of development within the Mixed Use Overlay District are based on three types of the center designations used on the Land Use Plan Map and Zoning Map.  The three types of mixed use centers are intended to function as set forth below, while more specific descriptions may be found within the Land Use Plan.

(1)      Neighborhood

The Neighborhood Center is intended to facilitate the development of a 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.  The Neighborhood Center should contain facilities vital to the day-to-day activity of a neighborhood (e.g., grocery, drug store, church, service station) located in close proximity to one another.  The Neighborhood Center should contain the neighborhood’s highest-density housing and be located to facilitate pedestrian travel between the two areas.

(2)      Community

The Community Center is intended to facilitate the development of a center at the community scale.  Communities are generally made up of three to five neighborhoods and contain approximately 2,000 to 7,000 dwellings, or approximately 10,000 to 20,000 people.  The Community Center area is larger and more diverse than neighborhood areas and contains commercial, institutional, recreational, and service facilities needed to support the surrounding community (e.g., large supermarket, large drug store, specialty shops, and community parks).  The Community Center should contain the community’s highest-density housing and should be located to facilitate pedestrian travel between the two areas. 

(3)      Regional

The Regional Center is intended to facilitate the development of a center at the regional scale.  A region is a collection of adjacent communities, and has between 80,000 and 150,000 people.  This district is intended to encourage the development of large-scale, distinctive, attractive regional centers containing a mix of concentrated land uses.  These high-quality and highly visible regional centers are intended to serve as Cary’s "image-makers.”  The center should contain major economic generators, most with a regional market draw, such as a regional shopping mall, major employer, a large high school or community college, restaurants, theaters, hotels, and relatively dense office development.  The area should contain a broad mix of complementary uses, such as high-density multi-family housing, major civic and public facilities, parks, and open space.  Mass transit facilities and pedestrian-friendly elements are important components of development in this type of center, in order to reduce demand for auto travel as well as increase visual interest.

Staff has evaluated the standards for reclassifying the Cornerstone Mixed Use Community Center (CC) to a Regional Center (RC). While the square feet of non-residential begin to exceed the ideal amount in a CC as outlined in the Land Use Plan, Staff assesses a reclassification on many considerations.  For instance, a regional center supplies a larger amount of region-serving office space and high density residential units than what would be expected in a community center, "the principal commercial establishment will likely be a large regional shopping mall...,” and a regional center would normally be expected to contain a concentration of large anchor stores. A community center is expected to serve 10,000 to 20,000 people; whereas, a regional center should serve between 80,000 and 150,000 people. Cary’s population as of April 1, 2007 was 121,457.

Staff determined through evaluating these criteria that there is not a sufficient amount of region-serving office space and high density residential units than what would be expected in a regional center, the principal commercial establishment does not mimic a mall, at this point there is not a concentration of large anchor tenants planned for the Cornerstone CC, and the population of people the Cornerstone community center would serve is not comparable to the expectation in a regional center.

According to the adopted Land Use plan, in a community center, the actual amounts of uses in a center will likely vary according to different circumstances. The land use plan state that typically community centers will contain plus or minus 500,000 square feet of non-residential uses and normally looking to achieve at least 1 multifamily unit per 1,000 square feet of non-residential floorspace. Within a regional center, plus or minus 1.5 million square feet of non-residential floorspace is typical. Although, the square feet of non-residential is important, the types and intent of services more clearly define a community center than the square feet. Below is a table showing the amounts currently approved in the Cornerstone CC.

[1] There are currently 7.6 acres of vacant O&I zoned property.

[2] Continuing Care Retirement Community (CCRC)

[3] An assisted living facility based on need for existing residents is currently approved (no specific number of beds or building square feet was specified)

[4] A maximum of 80 residential units may be permitted in tracts M-1 through M-7, and a maximum of 205 residential units may be permitted in tract R-1. The total number of residential units for the entire project cannot exceed 230 dwelling units.

There are approximately 241.63 acres within the entire Cornerstone community center.  When compared to other designated community centers, the amount of non-residential is comparable or lower. The table below provides information regarding the square feet of non-residential uses in 2 community centers as compared to the potential Cornerstone community center totals.

[1] Currently proposed in the Cornerstone CC is a 96 bed facility, which is limited to 70,000 square feet. The 70,000 square feet maximum is included in the Office/Institutional total

[2] A maximum 200,000 square feet of commercial is proposed and a maximum of 50,000 square feet of office is proposed within the Cornerstone MUSP, and the maximum amounts have been included in the commercial and office/institutional totals. However, the total non-residential threshold is 220,000 and cannot exceed this amount of square feet.

[3] There are currently 7.6 acres of vacant O&I zoned property.

Although some of the regional centers (RC) might have total non-residential amounts that appear to be comparable to the approved and proposed amount of non-residential square feet in the Cornerstone community center, most of the regional centers contain acres of land that are vacant or underdeveloped. The table below illustrates the total, underdeveloped and vacant acres and non-residential square feet within 2 RCs.

Pedestrian Connectivity

Pedestrian connectivity is provided by the plan. Connectivity to adjacent neighborhoods and distant locations is provided by the sidewalks along High House Road and Davis Drive. One direct sidewalk access is also provided to Georgetown Subdivision on the site along Orum Drive. The sidewalk system is well developed in the area and provides above average access as compared to other mixed use centers in Cary. Connectivity from one quadrant to another in the mixed use center is provided at two traffic signals on the loop road. The exact language is "primary pedestrian crossing located at signalized intersections". It is envisioned that these traffic signals will have pedestrian push buttons, marked crosswalks and pedestrian signal heads. The internal sidewalk system is directed and well connected to these signalized pedestrian crossings.

Several comments about grade separated pedestrian comments have been made. While grade separation is desirable in certain high pedestrian volume locations, it is unlikely that these sites will generate the volume of pedestrians to justify such a crossing. There are also some site constraints that make grade separated crossing more difficult. The Maynard Road crossing of Black Creek Greenway at Godbold Park dealt with many of these same issues.

Retail areas in Cary generate moderate pedestrian volumes. Even in this area, Cornerstone shopping center and Stonecreek Village generate limited pedestrian volumes and even lower cross development volumes. While Staff continues to encourage pedestrian activity, it is unlikely that the threshold for a grade separation will be met. For this category of streets, primary criteria for a grade separated crossings stipulates that the highest 4 hour volume exceeds 300 pedestrians. While certain natural greenway crossings may approach this future volume in Cary, no other locations approach satisfying this criteria.

Grade separated crossings would likely be located at one of two locations in the area. These locations are near the intersection of High House/Davis and near Turkey Creek. In the vicinity of Turkey Creek, topography lends itself to a tunnel under High House Road. A tunnel in this location is significantly complicated by utilities, which control the depth of the culvert, a floodplain than would frequently flood the area, environmental impacts/permits and the need to pump stormwater as the tunnel would be below the creek. At the intersection a tunnel would require significant excavation as this is the highest topography in the area. Long ramps or steps would be required to connect the tunnel to the surrounding buildings. ADA requirement dictate flat grades for wheelchair access that exaggerate the length of ramps. The alternative at this location is a bridge over. A bridge would also require ramps or steps and an elevator for ADA. Barriers would be needed to prevent objects from being thrown from the bridge at the cars below. Grade separations are expensive to construct, with the site constraints in this case the cost rise above typical installations.

Research indicates that 95% of the pedestrians will use a tunnel and 70% would use a bridge if the travel time were equal to the at grade option. However, virtually no pedestrians will use grade separated crossing if the travel time becomes 50% longer than crossing at grade. With long ramps, steps or elevators, the travel time increases greatly reducing the use of a grade separated crossing for this site. In addition, the plan, through the internal road layout and building placement required by the topography, also makes the travel distance to the High House/Davis grade separated crossing much longer. Likewise, the Turkey Creek location is well away from the active part of the site. Either will require a much longer walking distance to access the grade separated crossing. Even if a grade separated crossing were built at these locations with the site layout, the use would be low and the majority of the pedestrians would still cross at the traffic signals.

Safety is also a significant concern at pedestrian crossing locations. While separating pedestrians and vehicle traffic eliminates the vehicle/pedestrian conflict, grade signalized crossing are also very safe. Frequent perception is that major streets are the primary safety hazard for pedestrians. In Cary between 1998 and 2002, the probability of a pedestrian/vehicle crash in a parking lot is twice that of a major street. Even along major streets, the frequency of crashes decreases at signalized intersections. Other safety concerns exist for tunnels and bridge. With long entry points, the areas are not visible. Visibility is further decreased when the pedestrian volume is low. The sense of safety reduces greatly at night. While Cary continues to be a very safe community, vandalism has occurred in several of the greenway tunnels.

One of the aspects of mixed use centers is to generate synergy and a sense of place. These aspects are greatly impacted by presence of people. Having people at grade on the sidewalks is one way to increase perception of activity that makes it a more desirable place.

Staff supports the pedestrian connectivity plan submitted. It appears any limited benefit of adding grade separated crossings would not justify the cost and negative aspects of these facilities.

School Capacities

It is believed that the school capacities provided at the end of this staff report overestimate the number of students from "real" urban, multifamily projects, but since there is concern with the number of children this project may add to the Wake County Public School System, Staff gathered information regarding the number of children similar projects have generated. As you can see from the table below, both Alexan @ North Hills, a mixed use project, and Oberlin Court generated a negligible number of children who attend Wake County Public Schools. Staff also obtained information regarding the Olde Towne @ Carpenter Village multi-family development, which has more total units, more 2 bedroom units and a comparable number of 3 bedroom units. The data received from the WCPSS demonstrated that the total number of students who attend Wake County public schools is less than 1/3 of what the Cornerstone Apartments generates.

[1] This information was provided by the Wake County Public Schools.

Crosland has also provided actual data for this type of development that they have built.  They have provided that information on two projects.

Specific MF Developments

Birkdale Village, Huntersville, NC: 0.07

Weston Lakeside, Cary, NC: 0.05

Average: 0.06

20 townhouse units (using Wake County multiplier): 7

320 MF: 20

Estimated Total: 27

When compared to alternate development being called for at this location, Staff applied the Wake County multiplier (for 3 bedroom single family homes) to the potential number of possible single-family detached houses allowed under the base R-40 zoning (only on the Cornerstone MUSP tract).  This could generate about 2/3 the number of students for 47 units to double the number of students for 150 SF-detached units.  Further, Staff calculated the same numbers assuming that this land might develop somewhere in the MDR category.  Those outcomes range from 75 to 149 potential students, depending upon the density/product type and multipliers used.

Flooding and Stormwater Concerns

At the public hearings, concerns were raised regarding flooding and stormwater runoff. The applicant has designed BMPs capable of retaining a 50 yr. storm event for the entire project. In total, 3 BMPs have been shown on the mixed use sketch plan. As described above, in Changes Since the Planning and Zoning Board, BMP #2 is located south of the Loop Rd. and Davis Dr. intersection to catch the runoff from Davis Dr. BMP #3 is located between Building #7 and the parking associated with Building #1.

Existing Cemetery & Maynard-Stone House

The applicant has proposed to leave the existing cemetery in its current location. Also, the applicant informed Staff and Council at a previous public hearing that the Maynard-Stone house currently on the site will be relocated by the owners to another property and be preserved.

Development Density & Crime Statistics

Based upon the Development Density & Crime Statistics Memo, prepared by the Planning and Police Department Staff in June 2007, there was no correlation found between project density and crime.

Staff Recommendation

Staff’s evaluation of the request found the proposal to be consistent with the Comprehensive Plan. Although, the total amount of non-residential in the entire mixed use center is higher than the “target” amount of square feet established in Cary’s Land Use Plan, the plan meets the goals established in the Land Use Plan by applying other principles. The proposal provides a mix of uses that are required in a mixed use center.  Staff has requested that the applicant designate at least a minimum 7,500 square feet of the total non-residential be provided as office uses. The applicant has agreed to this request. The plan does provide an appropriate amount of residential uses that the mixed use center is lacking, which promotes a good balance within the entire center.

The applicant is providing a BMP capable of retaining a 50 yr. storm event. The Land Development Ordinance (LDO) only requires that the project have no net increase in peak stormwater runoff flow leaving a development from predevelopment conditions for the one-yr. design storm. The applicant is providing a BMP, which exceeds the Town requirements.

The Traffic Impact Analysis provided information regarding the improvements which will have to be made to mitigate the site impacts. These improvements and the requirements of the Town of Cary Comprehensive Transportation Plan will provide mitigation for site impacts as required by the Adequate Public Facilities Ordinance and are consistent with the requirements of the LDO and Comprehensive Transportation Plan.

Although still being reviewed by Staff, the plan currently illustrates the seven design principles found in the Town of Cary’s Design Guidelines.

Design Principles

1.        Create Human Scale: The proposed plan avoids vast areas of parking by the creation of parking decks. Elements such as village greens and plazas have been included to define inviting pedestrian corridors. A note was added to the MUSP to identify when the courtyard space between Buildings 2, 3, 4, 10, & 11 will be built.

2.        Create a Sense of Place: Four (4) areas have 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 applicant has acknowledged that the treatment of the corner of High House Road and Davis Drive is important. Staff is working with the applicant to identify potential treatments for this corner.

3.        Connect Uses: The proposed mixed use sketch plan provides a better mixture of uses in the Cornerstone Community Mixed Use Center than is currently in place. A pedestrian plan has been submitted to show the pedestrian connectivity within the site, and also to both Stone Creek Village and Searstone.  

4.        Provide Transitions: The primary mass of buildings is provided at the core of the Cornerstone MUSP. The proposal provides townhouses between the existing detached single family uses and the commercial and office components. Also, an opaque buffer will be provided between the adjacent residences to the north.

5.        Reduce Parking Impacts: Four parking structures are being proposed with this request. In most cases, the parking structures will be enclosed by the residential building on all sides. If the parking decks are not screened by the residential buildings, the parking decks will have masonry offsets to complete the screening.

6.        Plan for Pedestrian, Bicyclists, and Transit Users: Staff has requested the addition of a bus stop shelter approximately 70 feet prior to the second entrance in the westbound direction on High House Road for a proposed C-Tran stop. An accessibility plan has been provided to demonstrate the path of travel for pedestrians, bicyclists, and vehicles. Three primary pedestrian crossings have been identified at future signalized intersections. Two of the pedestrian crossings would be on Davis Dr. and the other is located on High House Rd. The signalized pedestrian crossings would connect the Cornerstone MUSP to Stone Creek Village and Searstone.

7.        Provide Open Space: This plan has included 5.52 acres of urban open space, 2.61 acres of streetscape/landscape buffers, 2.41 acres of stream buffer/greenbelt, and 4.25 acres of misc. open space. Also, an open space feature has been included for the residential components. A 0.50 acre homeowner recreation site is being provided. Additionally, a large area of open space will remain in the center of the development where a majority of the activity will occur.

One of the minor comments Staff made to the applicant was regarding the note limiting the percentage of the number of bedrooms. Staff questions the difficulty of managing and implementing this note. Staff requested that the applicant revise this note to addressing the phasing of the residential units through a phasing plan at time of site plan submittal when the first residential site plan is submitted. Staff also requested that the applicant change the percentages to no more than 5% of the units be 3 bedroom units and a minimum of 40% will be 1 bedroom units. Changing these percentages provides for a whole number of units to be provided instead of fraction of units.

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 recommends approval of the Cornerstone MUSP subject to the following text and plan changes, which were provided to, and agreed upon by the applicant in the last review of the revised mixed use sketch plan:

1.                   Removal of the note regarding the percentage limitations for the multi-family dwellings for the reasons mentioned above.  Please note, Should Council approve the

Cornerstone MUSP with this note, Staff recommends that it be approved with the modifications that Staff requested. In addition, change the word “apartments” to “multi-family”.

2.                   Provide a note indicating a minimum of 7,500 square feet of office uses shall be incorporated in the MUSP.

3.                   Under Proposed Use Table, revise 2 to specify these modifications can be made so long as modification is consistent with the concept of the   approved MUSP.

4.                   Remove all references to specific grocery store names from use criteria note 4 and in the MUSP document.

5.                   Change “footprint” to “proposed square feet” in the Proposed Use table and proposed

            use note 4 on the overall site plan.

6.                   In proposed use note 7, indicate the total square feet of commercial or office use and

            provide details as to if the commercial or office use will be enclosed within a building.

7.                   Provide a sidewalk along the road between the townhouse buildings adjacent to BMP #2. Connect the sidewalk between buildings 14 (between the entrances along High House Rd.) along the south side of the row of parking. Also, provide a sidewalk along the southern side of the row of parking between the outparcel west of the entrance along High House closest to the intersection and the outparcel south of the Davis Dr. entrance closest to the intersection.

8.                   Revise note 8, indicating the courtyard space will be built prior to   the issuance of the first residential or commercial CO for Buildings 2, 3, 4, 10 & 11. Make this change in the MUSP document as well.

9.                   Clarify iwhat “participation” means regarding the note on the pedestrian plan pertaining to the pedestrian study. Elaborate on the details related to this note as it relates to the initiation of the study, the study costs, and when the study needs to be completed in relation to any site plan submittals.

10.               In Section 1.3.2, note 2, add “etc.” to the end of retail, rest. office, civic or remove retail, rest., office, civic so that you are able to use all uses in the table of uses. Change retail/rest. to commercial when you limit commercial uses to 200,000 square feet.

11.               Include the last page of the MUSP document in the sketch plan.

Reference Information

Meeting Schedule: 

Town Council Public Hearing

Date: January 11, 2007

Action: Council continued the public hearing until January 25, 2007

Date: January 25, 2007

Action: Council continued the public hearing until March 22, 2007

Date: March 22, 2007

Action: Forwarded to the May 21, 2007 Planning and Zoning Board meeting

Both the applicant and Staff agreed to administratively reschedule the Planning and Zoning Board meeting from May 21, 2007 to June 18, 2007.

Planning & Zoning Board:

Date:  June 18, 2007

Action: The Planning & Zoning Board forwarded the request to Town Council with a recommendation to not approve the request as presented (4-3).

Town Council Action Meeting:

Date:  July 26, 2007
Action: Town Council approved this request with a vote of 4-3.

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 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: The basis for making this calculation is based on multipliers provided by the Wake County Schools Office of Student Assignment.  During the rezoning process, student yield can not be accurately determined due to unknown variables.