Impact
WARD: 5
COMMITTEE: Community Development
$ IMPACT: N/A
Title
Public Hearing - Zoning Request Z14-019 - Rezoning from RM-12 to RAD-Conditional for the development of 194 single-family homes - 47.396 Acres - Land Lots 274, 303 and 304 - 490 Windy Hill Road - Smyrna Residential, LLC
Body
ISSUE: Smyrna Residential, LLC is requesting rezoning from RM-12 to RAD-Conditional for 194 single-family detached residences on 47.396 acres at a density of 4.09 units per acre. No land use change from Urban Residential is required for rezoning.
BACKGROUND: The Planning and Zoning Board heard the rezoning request at the July 14, 2014 meeting and made a recommendation for approval by a vote of 7 - 0.
RECOMMENDATION/REQUESTED ACTION: Community Development recommends approval of the rezoning request from RM-12 to RAD-Conditional for 194 single-family units at a density of 4.09 units per acre with the following conditions:
Standard Conditions
(Requirement #2, 16 and 17 from Section 1201 of the Zoning Code is not applicable)
1. The composition of the homes in a residential subdivision shall include a mixture of elements including; but not limited to: brick, stone, shake, hardy plank and stucco. No elevation shall be comprised of 100% hardy plank siding. The residences whose lots abut external roadways shall not be permitted to utilize hardy plank for any elevation facing these roads.
2. There shall be protective covenants with a mandatory homeowners association on all lots. These protective covenants shall be supplied to the City prior to the issuance of a building permit.
3. The developer shall provide at least 200 square feet of common space per lot. This common space shall be developed with improvements for the residential subdivision such as: gazebos, fountains, recreational/playground equipment or walking trails. The common space shall be controlled and maintained by the Homeowners Association
4. The detention pond shall be placed and screened appropriately to be unobtrusive to homes inside and outside the development. The storm water detention plan shall be designed to create at least a 10% reduction in a 2-year to 100-year storm event. The City Engineer shall approve all plans.
5. All utilities within the development shall be underground.
6. The developer shall be responsible for any traffic improvements (including additional right-of-way dedications) deemed necessary by either the City or the County during construction plan review. Sidewalks shall be provided by the developer inside the subdivision and outside the subdivision adjacent to any public right-of-way consistent with City's requirements for the extent of the development. A grass buffer with a minimum width of 2' shall be provided between the back of curb and sidewalk.
7. The developer shall install a deceleration lane at the main entrance for the subdivision. The deceleration lane shall have a minimum length of 150' with a 50' taper.
8. A strip of brick pavers or stamped concrete shall be installed on the street at the subdivision entrance for a minimum distance of 20 feet.
9. The development of any streets (including private) shall conform to the City's standards for public right-of-ways.
10. No debris may be buried on any lot or common area.
11. The developer will install decorative streetlights within the development, subject to approval by the City Engineer. Utilization of low intensity, environmental type lighting, the illumination of which shall be confined within the perimeter of the subject property through the use of "full-cutoff lighting".
12. The developer will comply with the City's current tree ordinance (unless noted elsewhere). All required tree protection measures shall be adhered to by the developer during construction.
13. All landscape plans must be prepared, stamped, and signed by a Georgia Registered Landscape Architect for any common areas or entrances.
14. All yards and common areas are to be sodded, and landscaped. Irrigate as appropriate.
15. All single-family residential lots shall provide the following at the time of certificate of occupancy: either two 3" caliper trees or one 2" caliper and one 4" caliper trees. The following species of trees may be used: Nuttall Oak, Swamp Chestnut Oak, Allee Elm, and Village Green Zelkova. Other species may be used if approved by the City.
Special Conditions
16. Minimum floor area shall be 2,000 square feet.
17. The development shall maintain the following setbacks:
Alley Access Homes
Front - 10'
Side - 5' (Minimum 10' Between Houses)
Rear - 15' (except lots 146 - 150, which shall have 14' rear setback)
Right-of-Way Access Homes
Front - 10'
Side - 5' (Minimum 10' Between Houses)
Rear - 10'
18. All driveways shall have the following minimum lengths:
Alley Access Homes - 20' from building face to back of curb.
Right-of-Way Access Homes - 22' from building face to back of sidewalk or curb (if no sidewalk is present).
19. Gate entrances shall include adequate space to safely stack three automobiles. A turnaround shall also be provided to allow visitors who are denied entrance in to the subdivision a way to enter the exit lane. The developer will install an emergency gate access system, subject to approval by the City Fire Marshall.
20. The developer shall provide 10' multi-use trail along Windy Hill Road.
21. The mandatory homeowners association must include rules that regulate and control the following:
Each unit shall have a two-car garage.
No outside storage shall be permitted, with the exception of firewood and lawn furnishings, or as otherwise prohibited in the protective covenants.
All garbage containers must be screened from view of all public rights-of-way.
22. Approval of the subject property for the Residential Attached Detached (RAD) zoning district shall be conditioned upon the development of the property in substantial compliance with the submitted site plan dated 6/13/2014 created by Paradigm Engineering Services, Inc.
23. The applicant shall be bound to the elevations submitted 6/13/2014 and created by gmd Design Group of Georgia. Approval of any change to the elevations must be obtained from the Director of Community Development.