ATTH 07
ATTH 07
B N K
BASS, NIXON & KENNEDY, INC., CONSULTING ENGINEERS 6310 CHAPEL HILL ROAD, SUITE 250, RALEIGH, NC 27607 PHONE 919.851.4422/800.354.1879 FAX 919.851.8968
May 17, 2017 Town of Morrisville Post Office Box 166 Morrisville, North Carolina 27560 Attn: Kari Grace, Planner REF: MYERS POINT TOWNES Project #16-11000005 (File #16-0006-S/C) Dear Kari: BNK offers the following responses to concerns and questions received from our recent Town Council Meeting for MYERS POINT TOWNES, on Tuesday, May 9th. Can you please include this document in your briefing package for the next Town Council meeting, scheduled for Tuesday, May 23rd? ANNEXATION:
BNK, on behalf of our client, will submit annexation petition prior to the next council meeting to begin the process. The subject parcels, for which we will be requesting annexation, are completely surrounded by previously annexed properties in Morrisville, see below:
Email [email protected] Web www.BNKinc.com
Page 1 of 4
ATTH 07 Myers Point Townes (BNK #: 03-14292) ToM Project #:16-11000005/16-0006-S/C May 17, 2017
GREENWAY:
Per previous conversations, emails, a meeting and at our last council meeting, Jerry Allen, BNK and our client agree that building the actual ToM Greenway does not make sense at this time due to safety concerns of not having a connection on either side or ToM not approving the Greenway Master Plan as of yet. Per typical greenway master plan design strategies, not all developments connect directly to a public greenway system. This is a case where a private/public connection to the public greenway system should not be made due to severe grade changes, i.e. 20-30 vertical feet, and buffer restraints, especially when there are more efficient potential connections directly north and south of our project. We have sidewalks on both sides of all of our internal streets and have stubs to both the north and south. Again, Jerry Allen and BNK exhausted all possibilities for any potential connection to the public greenway system per our client’s request, as they too wanted a connection from this development. Please see ToM approved cost estimates amount for the greenway trail below:
CHURCH STREET MEDIAN AND CROSS-SECTION:
Please see the attached Church Street Exhibit to be included in briefing slides for the next Town Council meeting. Also, see the inset below from the attached exhibit which illustrates the overlap of the conflicting left-turn lane tapers (Taylor Glen Drive – blue/Jeremiah Street – red) per our previous discussion
Email [email protected] Web www.BNKinc.com
Page 2 of 4
ATTH 07 Myers Point Townes (BNK #: 03-14292) ToM Project #:16-11000005/16-0006-S/C May 17, 2017
Please see the inset below from the same attached exhibit which illustrates the ultimate Church Street section that could be later constructed by ToM if ultimate median section is constructed or desired. More than likely the only median breaks in this section of Church Street will be at Jeremiah Street and Downing Glen Drive, since separation is adequate and both have direct cross connection to Town Hall Drive, where Taylor Glen Drive does not have direct connection.
We have reached out to NCDoT for their thoughts on the median, and noted that there is no need for a right-in/right-out only at our Taylor Glen Drive entrance at this time, since the median cannot be constructed until ultimate section is built. Typical Sections are also included in attached exhibit as well as our plan set, and see below for inset:
Email [email protected] Web www.BNKinc.com
Page 3 of 4
ATTH 07 Myers Point Townes (BNK #: 03-14292) ToM Project #:16-11000005/16-0006-S/C May 17, 2017
I apologize for my misinformation, regarding median PIL being included in our previously approved PIL estimate, at our last council meeting, as it was not included, nor intentional.
TIA THRESHOLD:
Our proposed project is well below the required thresholds to warrant a TIA, which I believe are 100 peak hour trips and/or 1,000 total trips/day, which is equivalent to approximately 166-units as the trigger for TIA requirement.
DESIGN AND STREETSCAPE:
Our client’s architect is working on a color elevation/rendering to better illustrate what the homes will look like from Church Street. This is a new product and therefore we cannot obtain photos at this time. If the architect is unable to get you the color elevation by the end of the day today, can we please forward to you upon completion and bring color copies for members, and maybe bring full-size foam board display, illustrating the elevation to the council?
Email [email protected] Web www.BNKinc.com
Page 4 of 4
B N K
BASS, NIXON & KENNEDY, INC., CONSULTING ENGINEERS 6310 CHAPEL HILL ROAD, SUITE 250, RALEIGH, NC 27607 PHONE 919.851.4422/800.354.1879 FAX 919.851.8968
May 17, 2017 Town of Morrisville Post Office Box 166 Morrisville, North Carolina 27560 Attn: Kari Grace, Planner REF: MYERS POINT TOWNES Project #16-11000005 (File #16-0006-S/C) Dear Kari: BNK offers the following responses to concerns and questions received from our recent Town Council Meeting for MYERS POINT TOWNES, on Tuesday, May 9th. Can you please include this document in your briefing package for the next Town Council meeting, scheduled for Tuesday, May 23rd? ANNEXATION:
BNK, on behalf of our client, will submit annexation petition prior to the next council meeting to begin the process. The subject parcels, for which we will be requesting annexation, are completely surrounded by previously annexed properties in Morrisville, see below:
Email [email protected] Web www.BNKinc.com
Page 1 of 4
ATTH 07 Myers Point Townes (BNK #: 03-14292) ToM Project #:16-11000005/16-0006-S/C May 17, 2017
GREENWAY:
Per previous conversations, emails, a meeting and at our last council meeting, Jerry Allen, BNK and our client agree that building the actual ToM Greenway does not make sense at this time due to safety concerns of not having a connection on either side or ToM not approving the Greenway Master Plan as of yet. Per typical greenway master plan design strategies, not all developments connect directly to a public greenway system. This is a case where a private/public connection to the public greenway system should not be made due to severe grade changes, i.e. 20-30 vertical feet, and buffer restraints, especially when there are more efficient potential connections directly north and south of our project. We have sidewalks on both sides of all of our internal streets and have stubs to both the north and south. Again, Jerry Allen and BNK exhausted all possibilities for any potential connection to the public greenway system per our client’s request, as they too wanted a connection from this development. Please see ToM approved cost estimates amount for the greenway trail below:
CHURCH STREET MEDIAN AND CROSS-SECTION:
Please see the attached Church Street Exhibit to be included in briefing slides for the next Town Council meeting. Also, see the inset below from the attached exhibit which illustrates the overlap of the conflicting left-turn lane tapers (Taylor Glen Drive – blue/Jeremiah Street – red) per our previous discussion
Email [email protected] Web www.BNKinc.com
Page 2 of 4
ATTH 07 Myers Point Townes (BNK #: 03-14292) ToM Project #:16-11000005/16-0006-S/C May 17, 2017
Please see the inset below from the same attached exhibit which illustrates the ultimate Church Street section that could be later constructed by ToM if ultimate median section is constructed or desired. More than likely the only median breaks in this section of Church Street will be at Jeremiah Street and Downing Glen Drive, since separation is adequate and both have direct cross connection to Town Hall Drive, where Taylor Glen Drive does not have direct connection.
We have reached out to NCDoT for their thoughts on the median, and noted that there is no need for a right-in/right-out only at our Taylor Glen Drive entrance at this time, since the median cannot be constructed until ultimate section is built. Typical Sections are also included in attached exhibit as well as our plan set, and see below for inset:
Email [email protected] Web www.BNKinc.com
Page 3 of 4
ATTH 07 Myers Point Townes (BNK #: 03-14292) ToM Project #:16-11000005/16-0006-S/C May 17, 2017
I apologize for my misinformation, regarding median PIL being included in our previously approved PIL estimate, at our last council meeting, as it was not included, nor intentional.
TIA THRESHOLD:
Our proposed project is well below the required thresholds to warrant a TIA, which I believe are 100 peak hour trips and/or 1,000 total trips/day, which is equivalent to approximately 166-units as the trigger for TIA requirement.
DESIGN AND STREETSCAPE:
Our client’s architect is working on a color elevation/rendering to better illustrate what the homes will look like from Church Street. This is a new product and therefore we cannot obtain photos at this time. If the architect is unable to get you the color elevation by the end of the day today, can we please forward to you upon completion and bring color copies for members, and maybe bring full-size foam board display, illustrating the elevation to the council?
Email [email protected] Web www.BNKinc.com
Page 4 of 4
