Cline Design Associates, PA

Location:

The plans propose a mixture of condominium, townhome, apartment, and congregate care living in 19 two and three story buildings. A total of 258 units are proposed. The plans also include a community building and pool and a central large expanse of common area extending to High House Road. Falcone Parkway would be extended into the development providing the primary access to High House Road. A secondary connecting private drive would extend westward through the development, also connecting to High House Road. The property frontage along High House Road would be improved, and would include landscaped medians, sidewalk, a crosswalk, and on-street parking. A bus stop would also be installed along the primary drive interior to the development.

Overlay District: N/A

Town Limits: The property is inside Cary's town limits.

Land Use Compliance: Medium to high density residential

The plans comply with all zoning and PUD related requirements.

20

12%

The Landscape Plan calls for some of the existing forest area to be preserved along High House Road. Existing forest area would also be preserved within eastern buffer areas of the site. The Landscape Plan also includes buffer supplementation, vehicular use area screening, building foundation plantings, shade tree parking within parking areas, and bio-retention area plantings.

The Landscape Plan also includes earthen berms and heavy evergreen plantings to establish the basis for an opaque buffer adjacent to the railroad tracts.

The Landscape Plan complies with all landscape requirements.

Building Height: Congregate Care 45', Condominiums 35', Townhomes 32', Apartments 25', and Community Center 28'

Number of Units: The plans propose a total of 258 units. The maximum density allowed and the density proposed is 14.34 units per acre.

• Congregate Care: 100 units in 2-3 story buildings

• Apartments: 50 units in three 2 & 3 story buildings

• Condominiums: 60 units in three 2 & 3 story buildings

• Townhomes: 48 units in 10 2 story buildings
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• Vinyl Siding (4" & 5" Profiles)
• Primary Colors: Beige, Warm Gray, Taupe
• Accent Colors: Sage Green, Cream, Off-White

• Vinyl Shake Siding: Off-White, Taupe
• Brick Veneer: Traditional Red
• Vinyl Windows: White
• Vinyl & Wood Trim: White
• Asphalt Architectural Roof Shingles: Green, Weathered Wood

The entire development has been designed in a neo-traditional style, and the colors and materials have been chosen accordingly. Vinyl siding is the predominant exterior cladding material for all of the buildings. It will be accented by vinyl shake siding on some of the buildings, primarily in the gable ends. Brick veneer is also used as an accent at the ground floor of the Congregate Care, Condominiums, Apartment buildings, and at the base of the Community Center. The townhomes would utilize front entrance doors painted "brick-red" to help visually tie the townhomes to the natural brick color present in all other buildings within the development. Color schemes would vary with building types, but would remain within a range and palette that would unify the development as a whole.

In addition to utilizing compatible materials and colors throughout the development, the development is also be unified by traditional building forms and details, such as gables and/or hip roof forms with a consistent roof pitch and white fascia and trim. Porches utilizing architectural columns and picket railings function as a common design element relating buildings to one another and to the street. Porches would also add visual rhythm and depth to the facades.

The Highland Village Traffic Impact Study was prepared by HNTB dated September 2001. The Study is required for site plan approval.

Recent traffic studies indicate a reduction in traffic volume at the intersection of High House & Old Apex Roads of 7.7% since the Impact Study.

All study intersections operate at a satisfactory level of service in the Central Transportation Zone.

The Highland Village plan will generate 95 AM peak hour trips and 112 PM peak hour trips.

A Traffic Impact Study is valid for five (5) years from the date of PUD approval.

The property frontage along High House Road will be improved as part of site development. Improvements include landscaped medians, sidewalk, a crosswalk and on-street parking. This is in compliance with the approved PUD documents.

Falcone Parkway and Matheson Place will be constructed as 45’ back-to-back cross sections with parallel parking on both sides of the street. Proposed design meets Town of Cary Standards.

Water: This development will connect to an existing 12" public waterline along High House Road and a 6" waterline on Falcone Parkway. The proposed waterline design meets Town of Cary standards and specifications.

Sewer: A large portion of the site will be served with public gravity sewer by connecting to an existing 8" sewer along the eastern property boundary. Sewer service to townhomes and condominiums at southwest corner of the development will be provided via a sewer crossing High House Road and a vacant property to tie in to an existing 8" sewer. Off-site sanitary easement will be required. Sewage from this development will be treated at South Cary Wastewater Plant. The proposed sewer design complies with TOC standards and specifications.

Highland Village is utilizing bio-retention areas to meet the nitrogen requirements and to address the reservoir watershed protection ordinance of the Town of Cary. This project meets all the requirements of the stormwater section.

Highland Village PUD will provide mixed income ownership and affordable senior rental opportunities. The owner has received housing tax credit allocation (pulling in private investment dollars) for 68 senior units and a federal construction grant (renters only pay 30% of their income for rent) for 32 senior units. The addition of these apartments will help the Town meet its affordable housing goals. In addition, 108 units will be offered for sale at market rates. The Town is committed to lending second mortgage funds for forty of the 108 buyers of the townhouses and condominiums. Wake County is assisting another fifteen. Half of these ownership units will be purchased without any assistance. Thus among the ownership units there is a mixing of units that are required to be sold to moderate-income buyers and units that have no such requirement.

Adjoining property owners were notified during staff's initial review of the site plan. Staff received inquiries regarding the following.

• Parking along the east side of High House Road -

Staff received one inquiry regarding the need for on-street parking along High House Road. The caller felt that on-street parking was not necessary and could obstruct the flow of traffic along High House Road.

Although on-street parking is not needed by this development to comply with minimum required parking standards, on-street parking would provide a measure of overflow/visitor parking that is not otherwise required or provided for in the development. On-street parking would also provide needed public parking in a fringe area of downtown Cary. The roadway section for High House Road would safely accommodate on-street parking.

• On-street parking along the primary access drive to the development (the eastern most drive accessing the development) -

Staff received one inquiry/concern with regard to interior on-street parking and the ability for emergency response vehicles and public utilities vehicles to safely maneuver through the development with the remaining roadway area. Cary’s Engineering and Fire Departments have determined that there would be adequate roadway width to accommodate on-street parking and emergency and public utilities vehicles.

• Location of proposed bus stop -

Staff received one inquiry regarding the location of a proposed bus stop. The Highland Village Master Plan calls for a proposed bus stop within the development along the primary access drive. The plans include a bus stop at the required location. The caller felt the bus stop would be better utilized by Highland Village residents and nearby neighborhoods if relocated along the east side of High House Road.

The Town's bus service currently operates on a door-to-door basis. Therefore, a bus stop interior to the development has more practical value. The location of a bus stop interior to Highland Village would not preclude future considerations for a bus stop along High House