Impact
WARD: 3
COMMITTEE: Community Development
$ IMPACT: N/A
Title
Public Hearing - Zoning Request Z15-008 - Rezoning from R-15 to RAD-Conditional for the development of five single-family homes - 1.27 Acres - Land Lot 488 - 1091, 1107 & 1121 Bank Street - Pritchard Brothers, Inc. Tabled from November 16, 2015.
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ISSUE: Pritchard Brothers, Inc. is requesting rezoning from R-15 to RAD-Conditional for the development of five residential lots. The applicant plans to demolish the two existing homes and construct five new single-family residences at a density of 3.94 units per acre.
BACKGROUND: The subject property was originally rezoned for this five lot subdivision by the Mayor and Council on March 20, 2006 by a vote of 6-1 (Rezoning Case Z06-012). The rezoning was a conditional zoning which stipulated a specific site plan and building elevations. The zoning of the property was subsequently amended by the Mayor and Council on June 18, 2007 by a vote of 6-1 to add an additional parcel to the development (Rezoning Case Z07-013). The property was never developed due to the economic downturn from 2007 to 2009. During that time, the subject property was reverted back to its original R-15 zoning and lot lay out on December 20, 2008. Section 1201 of the Zoning Ordinance requires all conditionally zoned property which have not taken affirmative action to perform said conditions of the zoning or to obtain building permits within 24 months of zoning approval be reverted back to its original zoning. The subject property has remained as two rental homes since the original zoning in 2006.
The current rezoning request was heard by the Planning and Zoning Board on May 11, 2015 and the Board made a recommendation of denial by a vote of 4-2. The rezoning request was then heard by the Mayor and Council at the June 15, 2015 meeting. At that meeting, the several residents spoke in opposition to the rezoning request with regards to stormwater management, site density, site access and building architecture. Due to the citizen opposition, the Mayor and Council tabled the request by a vote of 7-0 to allow the applicant and the neighborhood the opportunity to resolve the identified issues. Since the rezoning request was tabled at the June 15th meeting, the applicant has held two meetings with city staff and neighborhood representatives to address the issues raised by the adjoining residents.
RECOMMENDATION/REQUESTED ACTION: Community Development recommends approval of the request rezoning from R-15 to RAD-Conditional for the construction of five new single-family residences at a density of 3.94 units per acre with the following conditions:
Standard Conditions
(Requirements #2, 3, 4, 8, 9, and 17 from Section 1201 of the Zoning Code are not applicable)
• 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.
• 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.
• All utilities within the development shall be underground.
• 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. The grass buffer may be waived if it is deemed unnecessary by the City Engineer.
• The development of any streets (including private) shall conform to the City’s standards for public right-of-ways.
• No debris may be buried on any lot or common area.
• 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”.
• The developer will comply with the City’s current tree ordinance with the exception of the City’s recompense requirements. Because the developer will be saving twelve specimen trees, no other specimen recompense shall be required. All applicable required tree protection measures shall be adhered to by the developer during construction and the developer will agree to work around as many of the existing Bank Street specimen trees as possible.
• All landscape plans must be prepared, stamped, and signed by a Georgia Registered Landscape Architect for any common areas or entrances.
• All yards and common areas are to be sodded, and landscaped. Irrigate as appropriate.
• All single-family and/or duplex residential lots shall provide the following at the time of certificate of occupancy: either four 3” caliper trees or three 4” caliper trees, unless otherwise approved by the City’s Arborist. 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
• The development shall maintain the following setbacks:
o Front - 30’ (measured from existing right of way)
o Interior Side - 0’ (minimum 10’ between buildings)
o Exterior Side (Lots 1 & 5) - 10’
o Rear - 30’
• Driveway - 22’ minimum length from building face to edge of sidewalk. Each unit shall have a two-car garage.
• The right-of-way along Bank Street shall be increased to 50 feet to match other residential road right-of-ways. Therefore a dedication of 5 feet is required.
• Approval of the rezoning 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 5/7/2014 created by DGM Land Planning Consultants.
• The developer shall be bound to the elevations submitted and dated 12/2/2015. Approval of any change to the elevations must be obtained from the Director of Community Development.
• Each home shall provide a driveway with a turnaround area to allow cars to pull head first onto Bank Street.