High House – West of Chatham Street 3,172

Town Center Area Plan (TCAP)

On 9th August the Town Council adopted the TCAP. The TCAP was developed in cooperation with a citizen-based committee. The plan envisions the following for the property subject to the requested rezoning:

• The development of this property for a mix of residential uses from medium density to high-density housing. This includes products ranging from single family, duplex, townhouses, to multi family condos/apartments of 3-story garden apartments mid-rise style housing.
• Increased residential densities to support the commercial office and institutional mixed-use vision for a vital multifunction downtown. Development with a minimum overall average density of 15 units per acre.
• High standards of design, layout and landscaped setting to create a positive impression of having arrived downtown. Careful siting of buildings and trees to create a residential community in a park like setting, using central common open spaces or community greens. The design of the project should also include provision for bus transit.
• The property is also within a neighborhood activity center (NAC). A NAC is a mixed-use, focused pedestrian friendly form of development alternative to unattractive, inefficient strip development and sprawling subdivisions. Activity centers are made up of a focus area (mainly commercial with some office and institutional uses) and of a support area (mainly residential of varying densities). For example, the proposal would not only support the Town Center Area but also support the function of the existing shopping center which forms the focus area of the Neighborhood Activity Center located on the southeast quadrant at the intersection of High House Road and Old Road Apex. The proposal site lies in a quadrant across an arterial road from the focus area. In this context it should form part of the centers support area. In such support areas within 1/8^th of a mile from the focus areas the plan encourages pedestrian accessibility and higher residential densities to support the connectivity of activities and uses and the services offered also to reduce dependency on the automobile. (8 –16 units per acre appropriate for townhouses and low rise apartments.)

The dwelling types, mixes and density proposed fall within both the range indicated by the TCAP. A minimum of 270 units is encouraged by the TCAP provided that specific development impacts are addressed in the development proposal. The site also lies approximately ¾ miles from the heart of the town center area and the proposed regional rail station. It could be easily served by a transit bus link. The proposal represents an opportunity to meet the plan(s) goals of facilitating higher densities where there is good access to services.

The adopted Growth Management Plan encourages the principle of locating development where existing infrastructure is in place or can be adapted, connectivity of uses and services, locating growth where it will not adversely impact sensitive natural or cultural resources or open space or existing neighborhoods. The Plan supports concentrating new development on infill parcels within the downtown, providing for higher densities and a range of housing types.

The proposal meets these broad objectives, provided that the development is designed to mitigate impacts to the existing neighborhoods.

The Open Space and Historic Resources Plan identifies significant resources, which should be preserved or would contribute to a town system of open space. The subject site has previously been cleared and consists of regrown woodland. It does not contain any significant resources or contribute to the town’s system of open space.

Parks, Greenways and Bikeways Master Plan does not identify a park nor greenway at this site, although the site is in very close proximity to the Higgins Greenway.

Affordable Housing Plan:

The adopted Affordable Housing Plan includes the following goals:

• Provide for a full range of housing choices for all income groups, families of various sizes, seniors, and persons with special challenges.

• Facilitate the affordable housing activities of other entities within the Town of Cary…

• Encourage the location of high density housing within walking and convenient commuting distance of employment, shopping, and other activities….

• The applicant's proposal is consistent with these goals. It should also be noted that the Town Council voted to provide $600,000 for second mortgages to help 40 buyers become owners of the units to be built. All of the funds would be paid back to the Town over time.

• A 30 foot Type A buffer has been increased to a 40 foot Type A buffer next to the CSX railroad.
• The bus stop has been removed, with a statement added that the location of a future bus stop would be determined at time of site plan review.
• A revised phasing schedule has been submitted reducing the total residential units from the original 366 to 260 total.

• Has submitted conceptual Landscape sections for public and private drives, and landscape buffers next to the railroad to include an earth berm and fence.

At the public hearing there were a number of comments made in support and against this request. Staff review of this project generated a number of comments that the applicant has reviewed and made changes within the PUD document. The Town Center Area Plan, the Growth Management Plan and the Town’s Affordable Housing initiatives are supported by this project, however there are a number of important issues the applicant should give further consideration. They are as follows:

• A description of the accommodation typically provided for each dwelling unit type and living facility.

• A minimum 50-foot Type A buffer should be provided to the railroad to provide noise attenuation. The applicant’s stated reasons for a reduction to a 40-foot buffer are noted. However, staff considers noise attenuation to the railroad to be a chief objective for quality of life. The concern is valid, as the applicant has not provided performance statistics for the noise reduction effects of their proposed buffer. Staff would prefer to see the provision of a deeper buffer and greater amounts of open space. The number of units could be provided with a greater proportion of 3 story units.

• Details of sound reduction measures to the buildings adjacent to the railroad should be submitted and agreed as part of and site plan approval.

• 15-foot streetscape and building setbacks on Falcone Parkway are shown on the street sections and the conceptual landscape plan. The plans indicate street trees in these set backs and in the grass utility strip. Sufficient room needs to be allowed for the growth of street trees.

• Provision of a minimum of 10% usable open space. 5% for play space and 5%, which should be a primary focus of the layout design in the form of community green(s) or square(s). Adequate open/recreation space should be provided on site for the future occupants. This is because the site is more than 1.5 miles from Bond Park and ½ mile from Lexie Lane. Access to these facilities is neither safe nor convenient. To reach Lexie Lane children would need to cross the railroad and Old Apex. There is currently no sidewalk on the north side of Old Apex Road or N. Dixon Avenue to the park. Given the potential multi family population, a greater proportion of the site should be open space. Further the space should be usable, not space left over. Space should be integral to the layout design. This would also help achieve a more sensitive design.

• The PUD should be reworded to make it clear that sidewalks from the building entrances to the sidewalk network along public and private streets will be provided with the development. This is important in ensuring the walkability for the project. The current language is vague about this aspect.

• High House Road details and design will be reviewed and approved at the time of site plan review.