Impact
WARD: 3
COMMITTEE: Community Development
$ IMPACT: N/A
Title
Public Hearing - Zoning Request Z14-015 - Modification of currently approved site plan and building elevations - 3.13 Acre Tract - Land Lot 519 and 562 - Hawthorne Avenue, Davis Drive and Saint Charles Avenue - Traton Homes, LLC.
Body
ISSUE: Approval of a requested zoning amendment by Traton Homes, LLC to modify the currently approved site plan and building elevations for townhome subdivision located at Hawthorne Avenue, Davis Drive and Saint Charles Avenue.
BACKGROUND: The subject property was originally rezoned (Z06-022) from FC, GC, and LC to RAD-Conditional for the development of 28 townhomes at a density of 8.86 units per acre on May 1, 2006 by a vote of 7-0. The original zoning tied the development to a specific site plan and building elevations. The property was later approved for a zoning amendment (Z07-010) on April 16, 2007 by a vote of 6-0 to modify the building elevations and the zoning condition requiring four-sided architecture. The site was developed and all infrastructure was installed. Ten of the twenty-eight units were constructed and finished prior to the project stalling during the 2008 recession. The remaining property has been vacant and undeveloped for the last six years.
RECOMMENDATION/REQUESTED ACTION: Community Development recommends approval of the zoning amendment to modify the currently approved site plan and building elevations with the following conditions drawn from Zoning Cases Z06-022 and Z07-010 (changes are highlighted in yellow):
Standard Conditions
(Requirements # 2, 8, 16, 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.
7. 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.
8. The development of any streets (including private) shall conform to the City's standards for public right-of-ways.
9. No debris may be buried on any lot or common area.
10. 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".
11. 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.
12. All landscape plans must be prepared, stamped, and signed by a Georgia Registered Landscape Architect for any common areas or entrances.
13. All yards and common areas are to be sodded, and landscaped. Irrigate as appropriate.
Special Conditions
14. A 10' landscape buffer shall be provided along the northern development boundary.
15. The right-of-way along Saint Charles Avenue and Davis Drive shall be increased to 50' to match other residential road right-of-ways. Therefore a dedication of 5' is required.
16. The maximum distance between trees along Hawthorne Avenue, Davis Drive, and St Charles Avenue shall be 35'.
17. The association documents shall contain a restriction such that garages are to be used for vehicle parking only.
18. Driveways shall have a minimum length of 22' from building face to edge of common drive.
19. The development shall maintain the following setbacks from the existing right of ways:
Front - 25'
Rear - 25'
Major Side (Davis Drive & St Charles Avenue) - 15' 10'
West Side - 10'
Building side to side - 35'
Building side to rear - 60'
20. All buildings will incorporate four-sided architecture.
21. The townhomes shall be designed with four three-sided brick or stucco architecture and match the renderings provided with the rezoning amendment documentation submitted 5/9/2014. The developer must obtain approval from the Director of Community Development for any changes in the elevations.
22. The developer shall be permitted to use siding on the rear elevation of half of the units in the development. However, if the developer chooses to incorporate siding into the elevations, the developer shall provide a fountain on-site as an amenity for the development.
23. Units #19 and #20 rear elevations face a public right-of-way and shall be prohibited from using siding on these elevations.
24. The side elevation of the townhouses facing Davis Drive and Saint Charles Avenue shall include a mixture of elements to provide architectural interest including; but not limited to: doors, windows, shutters, and juliet balconies.
25. Approval of the subject property for the requested zoning amendment shall be conditioned upon the development of the property in substantial compliance with the site plan submitted 5/9/2014 created by Gaskins.