TOWN OF CARY
DEVELOPMENT PLAN REPORT 
West Chatham Townhomes
06-SP-043

Summary:  The proposed development consists of 80 townhouse units located on three tracts totaling 9.63 acres.  The tracts are zoned Town Center with three subdistricts (Mixed Use, Mixed Density Residential and Medium Density Residential).  No dwelling units will be constructed on the Medium Density Residential, 33 units on 3.4 acres of Mixed Use (MXD) for a density of 9.7 units per acre (25/acre permitted) and 47 units on 6.08 acres of Mixed Density Residential (MXDR) for a density of 7.73 units per acre (50/acre permitted).  Parking is provided primarily within attached garages and driveways, with additional guest parking spaces throughout the site.

Considering the unique nature of the downtown area, certain development requirements are not applicable within the Town Center district, such as:

• The streetscape and buffer widths normally required are not applicable in the Town Center District. Street tree plantings and screening from adjoining properties, however it must be consistent with Downtown Design Guidelines.

The plans will comply with all applicable Town Center Design Guidelines, which provide:

•  That buildings fronting main streets will be located close to the street right-of-way and sidewalk, with
  parking located behind the buildings;

•  That architectural form, facades, materials, and colors complement adjoining properties and eliminate blank walls;

•   That parking be placed to the side or rear of buildings;

• That required landscaping consists of streetscape, of appropriate screening from adjoining properties, of screened parking areas, of foundation plantings, and of accent plantings.

The proposed development includes sidewalks throughout the site to provide connectivity for pedestrians to the exterior of the site and within the site itself.  The townhome uses provides a good transition between the apartments in Highland Village to the detached single-family residential across West Chatham Street .

LOCATION OF PROPERTY:  The site is located on the NW corner of the intersection of High House Road and West Chatham Street .  It is adjacent to the Highland Village Planned Development and also abuts Old Apex Road to the North.

Vicinity Map

TOWN OF CARY
CASE MANAGER:  Kevin A. Hales
                                   Planner II
                                    Phone: 462-3944
                                    Email: kevin.hales@townofcary.org  

ZONING AND LAND USE PLAN COMPLIANCE:  
Current Zoning: Overlay District:  Town Center  
Sub District:  Mixed Use (MXD), Mixed Density Residential (MXDR), Medium Density Residential (MDR)  
Town Limits:  The property is inside Cary’s town limits.  
Land Use Compliance:   The Land Use Plan allows for townhouse development.  The portion of the property designated for Medium Density Residential is not being built upon.  

Current Enrollment and Permanent Seat Capacity are based on data for the school year 2005-2006, as supplied by the Wake County Public School System.  Actual school assignment will be determined at the time of development.

PLANNING:  Staff Contact:  Kevin A. Hales 462-3944 email:  kevin.hales@townofcary.org  
LANDSCAPING:  
The plan is required to comply with all landscape requirements.  The plans provide street trees, foundation plantings, shade trees within the parking area, screening of the parking areas, and landscape screening from adjoining properties.  Width of perimeter buffers has been reduced from the standard requirement as permitted within the Town Center zoning district; however, the performance standard of the buffer is still being met within the remaining width.

BUILDING ELEVATIONS:  
Building Height: 35' (45' maximum height)
Building Size:  The townhouse units ranges from 1741 to 2545 square feet each.  They are arranged in blocks of 5 to 7 with a minimum of 16' separation between blocks.
Building Materials & Colors:  Red-brown brick; a range of colors of earthtone hardi-plank siding; complimentary wood trim, and asphalt shingles.  The use of exterior materials complies with Cary's Architectural Design Guidelines.

TRAFFIC:  Staff Contact:  Dick Moore, 462-3937, Email:  dick.moore@townofcary.org  
A Traffic Impact Study was prepared by Town of Cary traffic consultant Martin Alexiou Bryson dated May 2006. No additional improvements required beyond the requirements of the Cary Comprehensive Transportation plan.  

ROADWAY DESIGN:  Staff Contact:  Tammy Spivey, 462-3933, Email:  tammy.spivey@townofcary.org  
In conformance with Comprehensive Transportation Plan and Land Development Ordinance requirements, the plan proposes the following:

• Widening of Old Apex Road to one-half of an ultimate 5 lane section and installing sidewalk along the project frontage;
• Widening of West Chatham Street to one-half of a 3 lane section and installing sidewalk along the project frontage.
  

UTILITIES:  Staff Contact:  Shuyan Tian, 469-4381, Email: shuyan.tian@townofcary.org  
This development has direct access to Town of Cary ’s water and sanitary sewer systems. The proposed waterline and sanitary sewer design meets Town of Cary utility policies and standards.
 

STORM WATER: Staff Contact:  Tom Horstman, 469-4347, Email:  tom.horstman@townofcary.org  
The project meets all of the requirements of the Stormwater section of the Town of Cary .

PROPERTY OWNER NOTIFICATION:

Adjoining property owners were notified during staff's initial review of this plan.  Staff has received no inquiries objecting to this proposed development.  

MEETING SCHEDULE:  

STAFF RECOMMENDATION:  Staff recommends approval of the plan.  Approval of this plan is recommended by staff because the plan complies with Cary ’s Town Center Design Guidelines and with all other development standards applicable to the site.

    TOWN CENTER REVIEW COMMISSION – October 11, 2006  
            Action:  The Town Center Review Commission voted unanimously to forward the plan to Town Council for action at the November 14th meeting with the following comments:

1. The Commission expressed concern about the uniform appearance of the units fronting West Chatham     Street .  The Town Center plan describes this area as a gateway, and several Commission members felt that the units fronting West Chatham Street should have more architectural variety in order to increase the  visual appeal and enhance the ‘gateway’ impression.  

2. he Commission felt that active recreational opportunities were limited in this area without residents having to cross a thoroughfare.  Suggestions included a small playground or multi-purpose field to supply residents with active recreation opportunities interior to the site.

3. The Commission discussed pedestrian connectivity at great length, expressing concern about connectivity between this site and the remainder of the Town Center area.  The sidewalk along West Chatham will not be completed until the remaining properties re-develop or the stretch up to the merge with Old Apex Road is installed at a later date as part of a comprehensive improvement program.  They also commented upon the lack of pedestrian crossings across High House Road and West Chatham Street.

Other topics of discussion, but which were not part of the motion to forward, were traffic impacts on the adjoining neighborhoods, the existing underground stormwater pipes as a potential hazard for children, the density of the development, and road improvements to the remainder of Old Apex Road.

 TOWN COUNCIL ACTION – November 14, 2006 
 Action: Town Council voted 4-2 in favor of tabling the plan until the developer addressed the Council’s concerns, including:

1.  A more defined and structured proposal for the inclusion of a gathering place to serve as open space for the community.

2.  Provide more variation and architectural interest in the facades proposed for the townhouses.

 TOWN COUNCIL ACTION - December 14, 2006
  Action:  Town Council voted to unanimously approve the site plan as presented to Council.

Previous recreational concerns were addressed through the inclusion of a more define gazebo and gathering area in the vicinity of the stormwater BMP.  Council’s architectural concerns were addressed through changes to the exterior colors and an increase in the amount of masonry on the façade(s) of the townhouse units.