MUSP Coversheet
MUSP Site Plan
MUSP Site Layout
MUSP Utility Plan
MUSP Existing Conditions

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.

Previously Approved 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 the Town 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 plans includes an appropriate mix of land uses for   

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

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

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

(5)        The mixed use sketch plans 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 plans 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.

Feedback at the Town Council Public Hearings

No one spoke in favor or opposition at the Town Council public hearing. A few of the Council members had questions regarding the amount of space in the Centrum area designated to warehouse space and the relationship of the buildings to each other.

Changes Since the Town Council Public Hearings

The square feet of Building’s A office/indoor storage area has been reduced from 4,000 square feet to 3,600 square feet. A 6’ tall masonry screening wall has been shown on the mixed use sketch plan.

Also, a pedestrian connection from Walnut Street to the front entrance of Building A has been added. This sidewalk is parallel to the entrance to the subject site from Walnut Street. Two sidewalks have also been provided from Building B to Macedonia Lake Drive. A hardscape area has been added adjacent to Building B.

The parking lot configuration has been revised slightly. On the initial mixed use sketch plan, a stub was shown connecting to the adjacent property to the south. On the current mixed use sketch plan, a future driveway connects the subject parcel to the parcel to the south and Macedonia Lake Drive.

The commercial and office uses proposed in the MUSP amendment require 119 parking spaces. The applicant is providing 92. The applicant is requesting 27 fewer spaces or a 23% parking reduction. A retail store requires 1 parking space for each 200 square feet. The office uses requires 1 parking space for each 300 square feet. The applicant has provided information from the Institute of Transportation Engineers (ITE) regarding p.m. peak hour trips and the number of studies. In 16 studies, it was determined that a 1,000 sq. ft. furniture store produces 0.46 p.m. peak hour trips. When compared to a specialty retail center, it was found in 5 studies that a 1,000 sq. ft. of the gross floor area generates 2.71 p.m. peak hour trips.

In addition, Staff concurs with the findings of ITE and agrees with the applicant that a use generating less traffic would also generate the need for less parking spaces.

Planning & Zoning Board Recommendation

The Planning & Zoning Board voted 9-0 to forward the mixed use sketch plan to the September 27, 2007 Town Council meeting with the recommendation for approval with the parking requirement note.

Changes Since the Planning & Zoning Board Meeting

The applicant further identified that the office space in Building A would be approximately 450 square feet and the indoor storage would occupy approximately 3,050 square feet. The driveway access shared between the subject parcels that are part of this request and the outparcel to the south has been modified after discussing the shared drive with the property owner. One of the notes on the plan has been revised to explicitly indicate that the increase in square feet proposed by this amendment will increase the overall square feet for the entire Tryon Village development. There would not be any reductions in square feet for any of the other parcels within the previously approved Tryon Village ACCP if this proposed amendment request was approved.

Also, the applicant added the following note, which was the condition for Staff’s recommendation to the Planning & Zoning Board:

Any proposed change in the use of the floor space in Building A identified on this plan as “office/indoor storage/transition area”, whether as a separate business or as part of other business(es) located in Building A, shall not be allowed to occupy the building without approval by the Planning Department that the minimum parking requirements for the change in proposed use(s) are provided in accordance with the LDO.  The parking reduction proposed under this mixed use sketch plan for Building A is based on the calculations submitted and reviewed for the use identified on this MUSP and, as such, shall not apply to change(s) in use.

Staff Observations on the Mixed Use Sketch Plan

Staff has reviewed this proposal against various Town plans and requirements, and makes the following observations:

Consistency with the Adopted Land Use Plan & Density

The subject site is located within the Swift Creek Mixed Use Center. This mixed use center is designated as a Community Center. To date, 116,417 square feet of commercial uses and 43,545 square feet of office uses have been developed in the Swift Creek Mixed Use Center.

The parcels in this MUSP amendment are part of the Tryon Village Activity Center Concept Plan (ACCP). In the overall Tryon Village ACCP, 300,000 square feet of non-residential uses was the maximum threshold, with 170,793 square feet of commercial uses and 129,200 square feet of office uses permitted. The subject parcels of this amendment were originally permitted to allow 20,000 square feet of retail uses. The current MUSP amendment proposes two buildings. One of the buildings proposes a 19,500 SF retail building, which includes 3,500 SF designated as office and warehouse accessory to the retail component. In the second building, the first floor is designated at 3,600 SF of commercial and the second floor is designated for 3,600 SF of office space. Overall there is 23,100 sq. ft. of total retail (which includes 3,500 sq. ft. designated as office/warehouse accessory to the retail use) and 3,600 sq. ft. of office being proposed, resulting in a total net increase in the previously approved ACCP for the subject parcel of 6,700 square feet of office and retail uses.  

Pedestrian Connectivity

Pedestrian connectivity is provided by the plan. Sidewalks have been provided thought the site connecting to adjacent parcels and existing sidewalks. Two sidewalk connections have been provided from Walnut Street to Building A. There are also two sidewalk connections from Building B to Macedonia Lake Drive, where existing sidewalks are located. Sidewalks and pedestrian crossings have been provided throughout the parking lot and travel aisles to aid in pedestrian movement.

Staff Recommendation

Staff’s evaluation of the request found the proposal to be consistent with the Comprehensive Plan. Overall, the sketch plan meets the Town’s design guidelines for mixed use centers. Staff recommends approval of the plan.