Impact
WARD: 3
COMMITTEE: Community Development
$ IMPACT: N/A
Title
Public Hearing - Zoning Request Z15-016 - Rezoning from R-15 to RAD-Conditional for the development of 5 new single-family residences at a density of 3.81 units per acre - 2.36 Acres - Land Lot 593 - 1505, 1515, 1525, 1529, 1533 and 1537 Spring Street - Pradera Group, LLC. The applicant has requested to withdraw this item.
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ISSUE: The Pradera Group, LLC is proposing to amend the zoning plan for an existing four lot subdivision along Spring Street. This zoning amendment will allow for the addition of 1.3 acres to existing subdivision for the construction of five new single-family homes at density of 3.84 units per acre. With the zoning proposal, the overall subdivision would increase from 4 lots to 9 lots and the density would decrease from 3.84 units per acre to 3.81 units per acre. The additional 1.3 acres with the five new homes will require rezoning from R-15 to RAD-Conditional.
BACKGROUND: The existing four home subdivision (Rezoning Case: Z13-008) was approved by the Mayor and Council on August 19, 2013 by a vote of 7-0. The development and construction of the homes is complete. The homes have been on the market for sale for several months.
The current zoning proposal was heard by the Planning and Zoning Board at the August 10, 2015 meeting and was recommended for denial by a vote of 7-0.
RECOMMENDATION/REQUESTED ACTION: Community Development recommends approval of the proposed rezoning for 1505, 1515, 1525, 1529, 1533 and 1537 Spring Street with the following conditions carried over from Rezoning Case Z13-008 (The changes are highlighted in Yellow):
Standard Conditions
(Requirements #2, 8, 9, 10, 12 and 17 from Section 1201 of the Zoning Code are 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. The grass buffer may be waived if it is deemed unnecessary by the City Engineer.
7. No debris may be buried on any lot or common area.
8. 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.
9. All landscape plans must be prepared, stamped, and signed by a Georgia Registered Landscape Architect for any common areas or entrances.
10. All yards and common areas are to be sodded, and landscaped. Irrigate as appropriate.
11. 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
12. The development shall maintain the following setbacks:
Front - 20’
Side (exterior) - 7’
Side (interior) - 5’ with a minimum of 10’ between buildings
Rear - 40’
13. The development shall be developed with a minimum lot size of 6,883 square feet.
14. The proposed homes shall have a minimum floor area of 2,200 sq. ft.
15. The driveways shall have a minimum length of 22’ from building face to edge of shared driveway. Each unit shall have a two-car garage.
16. The final plat for the development shall include a right-of-way dedication of 5’ along Springs Street.
17. The developer shall provide a 10’ landscape buffer along the northern property boundary in accordance with Section 503 of the Zoning Ordinance.
18. A new 5’ sidewalk shall be constructed along Spring Street.
19. Water quality shall be provided in accordance to the City’s Stormwater Management Ordinance.
20. The applicant shall work with the City Engineer to remedy any sight distance issues along Spring Street. The applicant shall be responsible for any improvements deemed necessary by the City Engineer.
21. The developer shall create deed covenants for the shared driveway in which the ownership, maintenance, and utilization are the shared responsibility of the HOA. These covenants must be supplied to the City prior to the issuance of a building permit.
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 site plan submitted 8/6/2015 created by JVG Civil Engineering. The Community Development Director shall review and approve all minor changes and revision to the site plan during the plan review process.
23. The applicant shall be bound to the elevations submitted and dated 7/10/2015. Approval of any change to the elevations must be obtained from the Director of Community Development.
24. The approval of the rezoning is subject to the stipulations agreed upon by the applicant in the letter submitted and dated July 25, 2013 by Garvis Sams with Sams, Larkin, and Huff, LLP. If there should be a discrepancy between the stipulations in the July 25, 2013 letter and the stipulations stated above, the stipulations stated above shall apply.