Town of Cary, North Carolina

Mixed Use Sketch Plan Datasheet

08-MU-001 Walnut Place

Request

The applicant is requesting Town Council approve a mixed use sketch plan for approximately 6.98 acres, located on the southeast quadrant of the intersection of Macedonia Road and Walnut Street, to allow a mix of office and commercial uses.

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

*The date of this meeting will be determined after the P&Z Board recommendation.  If a unanimous recommendation is made, it will go to the first meeting of the month on consent; if not on consent, it will go to the second meeting. Furthermore, if the case has a valid protest petition, it will go to the second meeting of the month as a discussion item, even if there is a unanimous recommendation for approval.

Public Commentary is available for this request by clicking here.

Results from Public Commentary available by clicking link at the bottom of this datasheet.

SUMMARY OF REQUESTED MIXED USE SKETCH PLAN

The applicant proposed two options (A and B) for Council approval. Option A proposes 2 buildings. One building, located at the corner of the Walnut Street and Macedonia Road intersection is labeled as a 4,000 square feet financial institution with a drive-through or a 6,000 square feet restaurant, without a drive-through. The second building on site in Option A is an 82,080 square feet, 3 story mixed-use building. The first floor contains 27,360 square feet or retail with 54,720 square feet of office uses proposed on the 2^nd and 3^rd floors. Option B proposes only one 3 story building containing 99,492 square feet, which comprises of 33,164 square feet of retail on the ground floor and 66,328 square feet of office uses on the 2^nd and 3^rd floors.

Option A Mixed Use Sketch Plans:                 Option B Mixed Use Sketch Plans:

Cover Sheet                                                Cover Sheet

Land Use Plan                                             Land Use Plan
Utility Plan                                                   Utility Plan

Site Plan                                                     Site Plan

Applicable Comprehensive or Area Plan Requirements:

A. Land Use Plan:  The subject parcels are included in the Town’s Southeast Area Plan, an element of the Town’s Comprehensive Plan.  The current land use designation for the subject parcels is Medium Density Residential (MDR) and High Density Residential (HDR).  The mixed use sketch plan does not comply with the current land use designation; an associated Comprehensive Plan Amendment request for Mixed Use (MXD) is scheduled for public hearing on May 8, 2008, Planning and Zoning Board public hearing on July 21, 2008, and Town Council final action on August 14 or 28, 2008.

B.  Comprehensive Transportation Plan:  

Walnut Street

Existing Section:  6 lane median divided

Future Section:  6 lane median divided

Road Improvements:  N/A

Sidewalks Requirements: Both sides

Bicycle Requirements: Wide outside lanes

Transit Requirements:  A five foot by nine foot concrete pad is required that must be connected to the backside of the sidewalk approximately eighty feet south of the intersection for the installation of a metal coated bench (six foot in length) with arm rests that must be mounted to the pad with break-away brackets.  Concrete pad must be at least four inches deep.  Concrete work is also required in the space between the sidewalk and the curb and must be at least nine feet in length.  The Town will provide the specifications on the transit bench prior to installation in this area that will be a future transit stop for the Town’s C-Tran fixed route system.

Macedonia Road

Existing Section:  2 lane collector

Future Section:  3 lane collector

Road Improvements:  N/A

Sidewalks Requirements: Both sides

Bicycle Requirements: Wide outside lanes

Transit Requirements:  N/A

Traffic Analysis:  The Traffic Study (08-TAR-288) analyzed the two scenarios shown in this site plan, option A and option B and identified the following mitigations based on the scenario with the highest trip generation which was option A.  The following mitigations need to be incorporated into the MUSP.

Walnut Street and Meeting Street

·         Restripe the southbound Walnut Street approach to provide triple left-turn lanes, dual through lanes, and a shared through/right-turn lane. (The Town is considering the acceptability of this improvement.)

Walnut Street and Site Access #1

·         Construct the planned site access #1 to provide one right-in only ingress lane and provide appropriate channelization and traffic control to prevent left-turn and exiting movements.

·         Construct an exclusive northbound right-turn lane on Walnut Street with at least 100 feet of storage and appropriate taper.

·         Provide a minimum of 100 feet of internal protected stem before allowing crossover movements within the development.

Walnut Street and Site Access #2

·         Construct the planned site access #2 to provide one right-in only ingress lane and one right-out only egress lane and provide appropriate channelization and traffic control to prevent left-turn movements.

·         Construct an exclusive northbound right-turn lane on Walnut Street with at least 100 feet of storage and appropriate taper.

·         Provide a minimum of 100 feet of internal protected stem before allowing crossover movements within the development.

Macedonia Road and Site Access #3

·         Construct the planned site access to provide one ingress lane and two egress lanes (exclusive right-turn lane and exclusive left-turn lane).

·         Construct an exclusive westbound left-turn lane on Macedonia Road with at least 100 feet storage and appropriate taper.

·         Construct an exclusive eastbound right-turn lane on Macedonia Road with at least 100 feet of storage and appropriate taper.

·         Provide a minimum of 100 feet of internal protected stem before allowing crossover movements within the development.

Macedonia Road and Jones Franklin Road

·         Change this intersection to allow Jones Franklin Road to be the main through roadway.  A stop controlled condition will be required on Macedonia Road.

C.  Parks & Greenways Master Plan:  Greenways Map
According to the approved Parks, Recreation and Cultural Resources Facilities Master Plan a public greenway trail is proposed around the existing pond on the site with a connection to the multi-use trail proposed along the northeast side of Macedonia Road.  Developer to construct a 10’ wide asphalt trail to Town standards around the pond on their site, and convey a 20’ Town of Cary Greenway Easement centered on the trail.  A pedestrian connection (minimum 6’ wide paved) from the development to the public greenway trail is required with location to be determined at site/subdivision plan review.  A recreation payment-in-lieu will be required for any residential development in accordance with the Land Development Ordinance.

D.  Open Space and Historic Resources Plan: 

The southwestern portion of the subject parcels contains a mixed hardwood and conifer plant community as per the Open Space and Historic Resources Plan.

E.  Affordable Housing Plan: 

Based on the proposed Mixed Use Sketch Plan, the Affordable Housing goals are not applicable.

F.  Growth Management Plan: 
The Growth Management Plan includes the following two Guiding Principles which are relevant to this case: 

1.       L1 Guiding Principle: Concentrate growth near existing and planned employment centers and available and planned infrastructure to minimize costly service-area extensions.

2.       A1 Guiding Principle: Increase permitted densities in preferred growth areas to encouraged desired forms of development.

Consistency with the Land Development Ordinance

G.  Environmental:

According to the Town of Cary GIS maps, there is a pond and stream buffer towards the southern boundary of the proposed detailed mixed use sketch plan. The stream buffer is perpendicular to Walnut Street and continues through the site until the intersection of Jones Franklin and Macedonia Roads. The project will be required to comply with all UTB buffer requirements of the Land Development Ordinance (LDO) during the site plan approval process.

H.  Buffers:

According to Chapter 7 (LDO), the applicant is required to provide a 65’ Type A buffer adjacent to the residential Type 2 use. The applicant is proposing a 30’ Type B buffer adjacent to the residential Type 2 use, where the stream buffer does not impact the site.

I.  Streetscape:

According to Chapter 7 (LDO), the applicant is required to provide a 30’ streetscape along Walnut Street and Macedonia Road. In both Option A and B, the applicant is providing a 30’ streetscape along Walnut Street and Macedonia Road.

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 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.

Other Reference Information

Subject Parcels

Applicant’s Justification Statement Submitted (March 27, 2008)

Part 6A:

The following statements are provided by the applicant (shown below in italics) in response to the criteria established in the application (shown below in bold) and does not necessarily represent the views or opinions of the Town of Cary.  Any statements as to the type, quality or physical features are at the direction of the applicant and may be formulated into a condition:

1. Any issues with the size of the tract? The area included in the proposed Comprehensive Plan Amendment is a 7.94-acre triangular assemblage of land bounded by Walnut Street, Macedonia Road and the pond and buffer area designated as PKD located about 900 feet south of the intersection of the two streets.  This assemblage includes all or part of 6 parcels ranging in size from .29 to 4.43 acres.

They are included in the applicant’s sketch plan consists of four individual parcels totaling 6.97 acres.  A separate exhibit has been prepared to illustrate how the remaining .97 acres included in the Comprehensive Plan Amendment could be developed.

Individually, the parcels are relatively small and/or irregularly shaped; however, the assemblage of these parcels creates a tract of sufficient size and shape to accommodate a quality design that complements and blends with the existing and emerging development pattern in the area.

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

Land Use

The site is in the Southeast Small Area Plan, at the northern boundary of the Swift Creek Activity Center, and immediately adjacent to the southern boundary of the Crossroads Activity Center.

The Tryon Village Master Plan, approved in 2005, is located to the west of the site across Walnut Street.  The entrance to the Windsor at Tryon Village apartment community lines up with Macedonia Road where it intersects Walnut Street.  Commercial outparcels are approved on either side of this entrance.  The remainder of the Walnut Street frontage within Tryon Village across from the site is to be developed with residential townhomes, with access via an internal street system.

This portion of the Tryon Village Master Plan satisfies note 1g in the Southeast Area Plan, pertaining to Tryon Village, which states that “A contiguous strip of commercial development along Walnut Street should be avoided.  A sizeable contiguous portion of the Walnut Street frontage should be reserved for uses other than commercial, in order to provide a visual and physical separation between the commercials cores of the Crossroads Regional Activity Center and the expanded Swift Creek Commercials Activity Center.  In order to create an effective separation, the non-commercial frontage should extend about 1,000 feet.”

The subject property is adjacent to but not within the area to which Note 1g applies, as indicated on sheet 1 of 4 of the Southeast Area Plan.  However, the proposed 3-story mixed use office/retail building will contribute toward meeting the intent of this guideline.  The main building will be vertically integrated.  All sides will be articulated with recesses and projections with multiple building materials and visual interest.  The long axis of the building will face Walnut Street, with a single drive aisle with parking between the right-of-way and the building.  The proximity to the street, height and bulk of the building itself, and the predominance of residential use on the opposite side of Walnut Street, will accomplish the goal of visually separating the commercial cores of the two adjacent activity centers.  The three-story mixed use building will accomplish the intended goal of having a transition between the commercial cores of the two adjacent districts.  The three-story building will result in a look and feel of an office use more so than commercial use, even though the first floor will contain retail space.

Transportation

A traffic impact study is being prepared.  Since the building is vertically integrated with a mix of commercial and office use, there will be some internal capture trips.  Thus the cumulative total of trips generated by the mixed use development is expected to be less than the number of trips that would be generated based on the square footage of each individual use.

Open Space

A public access trail will be integrated into the site and will connect to the outer 50 feet of the stream buffer in the southeast corner of the site.  When extended with development of the adjacent property on Macedonia Road, the trail will provide a connection between the existing asphalt trail running through Tryon Village and Tryon Road Park that currently ends at the southern entrance to Tryon Village.

Historic

There are no historic structures on the site.

3. What are the benefits and detriments to the owner, neighbors and the community? Assemblage of the individual parcels will enable the site to be developed in a cohesive fashion, while minimizing access points.  The extensive road frontage provides the design flexibility needed to provide access into and within the site while minimizing its impact at points of ingress and egress.  The four access points on Macedonia road that serve the existing lots will be condensed to a single full-service access point.  On the Walnut Street frontage, a single right-in, right-out access point is proposed for the single-building (Option B), and a second right-in access point is proposed for the option that includes an additional free standing bank or restaurant (Option A).

The proposed development will enable the land to be utilized to its highest and best use,  The relatively small size of the site, coupled with being bounded by streets on two of its three sides, poses severe design constraints for residential development.  Even if the site could be designed with a sufficient yield for the developer, with onsite amenities and sufficient buffers to provide protection from noise and visual impact of the two adjacent streets, there would still be a sense of isolation and separation due to being bounded by two major streets.  Development of the property for the proposed non-residential use at this key intersection is of benefit to the property owners in that they will be able to sell land that has become only marginally suitable for continued residential use.  Likewise, this is a benefit to the Town in the form of property taxes and other economic benefits that will be generated directly and indirectly by the buildout of this site.  In addition, there will be no impact on schools and minimal impact on police since no residential use is proposed.

The ground floor retail will provide opportunities for the development of smaller, neighborhood-oriented businesses on the fringe of the existing commercial areas, as well as additional employment opportunities.  Residents of the neighborhoods to the north and east, particularly those along Jones Franklin Road, and residents of the Windsor at Tryon Village apartments across Walnut Street, will have access to the site via Macedonia Road and will not have to travel the more intensely developed commercial corridor along Walnut Street to utilize shopping or employment opportunities provided by the development.

4. How are the allowable uses with the proposed rezoning compatible with, or how do they relate to, the uses currently present on adjacent tracts?  On the opposite side of Walnut Street, existing uses include Windsor at Tryon Village, a 393-unit apartment community.  Future development opposite the site will include townhomes, condominiums, and two commercial outparcels.  These uses are all part of the Tryon Village Activity Center Concept Plan.  The office and retail uses proposed on the subject property will be compatible with the uses found in Tryon Village.  The site design, which is anchored by a 3-story articulated mixed use building, will provide a unique yet complementary form, adding interest and distinction to the streetscape.

On the opposite side of Macedonia Road existing uses include several older single family homes.  As the Activity Center continues to build out, these homes will be replaced with development at a higher density.  The Comprehensive Plan currently calls for medium to high density residential and some office use in the area.  The proposed mixed use building will function as a transition between the heavily traveled Walnut Street corridor and the future residential densities that may be developed to the east.

The existing pond, stream and associated buffers located on the adjacent property separate the proposed development from the adjacent use to the south, which is Macedonia United Methodist Church.  The church building is located at the northeast quadrant of the intersection of Tryon Road and Macedonia Road/Holly Springs Road and will not be impacted by the proposed development.

This retail space will provide an opportunity for neighborhood oriented commercial uses that can serve the residents of the nearby neighborhoods, particularly those to the south and east.

5. What reductions/amendments and/or modifications to the development standards of the LDO are being requested and how are they justified?  (PDD, new or amended) Applicants must list these items and/or clearly highlight them within the Planned Development document. N/A