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MEMORANDUM
MEETING OF: August/07/2013DISTRICT/COMMITTEE:Planning Commission
SUBMITTING DEPARTMENT: Community
Development
ISSUE/AGENDA ITEM TITLE:RZ13-01 - 1475 N Druid HIlls Rd: Rezoning of a 3.9 Acre Parcel Located at 1475 North Druid
Hills Road, NE, Atlanta, Georgia 30319, from R-75 to R-A8 to Allow for the Construction of a
31-Unit Townhome Project. Tax Parcel Number of the Subject Property is 18 200 04 042.(Applicant requested deferral during Planning Commission Hearing. Planning Commission
recommended deferral).
BACKGROUND/SUMMARY:
Location Map
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Rezoning Ordinance (ID # 1098) Meeting of August 7, 2013
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BACKGROUND
The site is currently a house of worship, the North Atlanta Gospel Chapel, consisting of 3.909
acres with one structure, a paved parking lot on the southwest side of the building and an
additional, larger paved parking lot on the north side of the building. Currently zoned R-75
(Single family Residential District), the lot is located on the west side of North Druid Hills Road,
approximately halfway between the intersections of Colonial Drive and Brookshire Lane. The
subject property is surrounded by single-family detached homes immediately adjacent, with the
exception of a 7-unit townhome property to the south.
The lot is considerably higher in elevation than the grade elevation at the centerline of theadjacent street, and has limited sight distance to the north due to its location inside a curve in the
road. There are no trees on the interior portion of the lot, yet the lots boundary is effectively
completely wooded with a mature canopy of mixed hardwoods and pine trees.
The applicant, Residential South Partners, LLC, is seeking to rezone the site from R-75 (single-
family residential) to R-A8 (Single-family Residential District) to construct a 31-unit townhome
project with a proposed development density of 7.93 dwelling units per acre.
SITE PLAN ANALYSIS
The submitted site plan indicates the demolition of the existing structure and parking lots on the
site, to allow for the construction of 31 townhome units divided into seven individual structures.
The site takes access from North Druid Hills Road, and the townhome buildings are proposed to
be located on what the site plan labels as Private Roads. The citys land development ordinance
contains provisions for the widths of improvements and adjacent easements required for duly
platted private streets. It appears from staff review that there is insufficient provisions for those
required improvement widths; in order to be platted as private streets, the required widths must
meet code requirements.
The proposed 24-foot wide street will access the site near the southeast corner of the lot, and
route its way west, following a curvilinear path to an intersection at the center of the
development site. Following the road to the south leads to the southern three structures; the road
to the north accesses the remaining buildings. All structures are proposed to be rear-access
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Rezoning Ordinance (ID # 1098) Meeting of August 7, 2013
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homes.
Two storm water ponds are proposed, one in the far southwest corner of the lot, the other
centered adjacent to the northern property boundary. A large, landscaped open space/park area is
proposed just west of the lots center, to be used as a focal point of the buildings on the lots west
side. The private street as it enters the project is proposed to be 24 feet wide and features parallel
parking spaces; the remaining street sections are dead end streets, with no provision for parallel
parking, which are 20 feet wide.
LANDSCAPE PLAN ANALYSIS
The landscape plan submitted is not a construction drawing, but appears to indicate some
preservation of the lots existing trees which border the property, as well as additional trees to
increase the border buffers density. The existing canopy on the site is located along the property
lines to the south, west and north, and varies from 15 to 30 feet in depth. The tree replacement
plan provided in the applicants submittal documents indicates a 20 foot landscape buffer on the
north, a 30 foot buffer on the western property line and a 15 foot buffer on the south side,
adjacent to North Druid Hills Road. In these buffers, the applicant plans to install some
replacement trees to repopulate a landscape buffer yard between the new townhomes and the
existing land uses adjacent.
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Rezoning Ordinance (ID # 1098) Meeting of August 7, 2013
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ADJACENT LANDS ANALYSIS
Direction Zoning Current Land Use Current Density Future Land Use
North R-75/R-A8 Single family
residential, detached
3.5 DU/Acre Traditional
Neighborhood
East R-75 Single family
residential, detached
3.9 DU/Acre Suburban
South R-A5 Single family
residential, attached
3.2 DU/Acre Suburban
West R-A8 Single family
residential, detached
5.8 DU/Acre Traditional
Neighborhood/Suburban
REVIEW STANDARDS AND FACTORS
1. Whether the zoning proposal is in conformity with the policy and intent of the
Comprehensive Plan. This property is listed on the future land use map in DeKalb Countys
Comprehensive Plan 2005-2025 as Suburban Character and is within close proximity toTraditional Neighborhood and Town Center character areas. The Comprehensive Plan
describes the Suburban Character Area as an area where typical types of suburban residential
subdivision development have occurred and where pressures for the typical types of suburban
residential subdivision development are greatest. The Plan indicates that the intent of theSuburban Character Area is to recognize those areas of the county that have developed in
traditional suburban land use patterns while encouraging new development to have increased
connectivity and accessibility. The proposed density for areas of this type is up to 8 dwellingunits per acre as described in the Plan policy.
2.
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Whether the zoning proposal will permit a use that is suitable in view of the use and
development of adjacent and nearby properties? It appears that the townhome use may be
consistent with the policy intent of the Plan as the Plan limits the density of this characterarea to eight units per acre.
3. Whether the property to be affected by the zoning proposal has a reasonable economic
use as currently zoned? It appears that the subject property may have a reasonable
economic use as presently zoned based on the church use and potential development of single
family homes.
4. Whether the zoning proposal will adversely affect the existing use or usability of
adjacent or nearby property? It appears that mitigating measures may be needed to
alleviate adverse effects that may result from additional impact to the area from thedevelopment. It shall be noted that the impact on the area may have a more dispersed traffic
pattern than the existing church use.
5. Whether there are other existing or changing conditions affecting the use and
development of the property which gives supporting grounds for either approval or
disapproval of the zoning proposal? DeKalb Countys 2005 - 2025 Comprehensive LandUse Plan indicates this property, and all the property within proximity to this as an Area
Requiring Special Attention - Rapid Development/Land Use Change, which may provide
support to the requested change.
6. Whether the zoning proposal will adversely affect historic buildings, sites, districts, orarchaeological resources? There are no such known historic buildings, sites, districts orarchaeological resources identified, or known by staff, to be on or near this property.
7. Whether the proposal will result in a use which will or could cause an excessive orburdensome use of existing streets, transportation facilities, utilities or schools? North
Druid Hills Road is a well-traveled arterial through this part of the city. The BrookhavenPublic Works Director has requested a traffic study to determine if there are suitable traffic
warrants to compel the developer to install either a right turn deceleration lane at the front of
the lot, or widen this section of North Druid Hills Road to provide a dedicated left turn lane
from the northbound lane into the project.
To date, the City of Brookhaven has not received data from the DeKalb County Offices or
the DeKalb County School System.
The City of Brookhaven Police Department has indicated that the development will increase
public safety demands, but not to any significant level.
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Rezoning Ordinance (ID # 1098) Meeting of August 7, 2013
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FISCAL IMPACT: (Budgetedover or under)FINANCIAL IMPACT:
NONE
STAFF RECOMMENDATION:Community Development Department Recommendation
Approval (Subject to Recommended Conditions) _____X______
Denial ____________
Should this application be recommended for approval, the staff suggests the following
conditions:
RECOMMENDED CONDITIONS
1. The development shall be limited to a maximum of eight (8) dwelling units per acre.
2. The site shall be developed in substantial accordance with the site plan entitled A
Master Planned Townhome Community received May 31, 2013. Any variances
required, if authorized by the Zoning Board of Appeals, may result in altering the siteplan to the degree necessary to incorporate revisions.
3. The owner/developer shall dedicate sufficient right-of-way to the City of Brookhaven
along the total property frontage along North Druid Hills Road to provide for a right-of-
way width of fifty (50) from the existing centerline of the roadway or to provide for
twelve (12) from the back of the curb, whichever is greater. The dedication of right-
of-way shall be submitted to the City of Brookhaven prior to the issuance of a
development permit.
4. Prior to the issuance of a land disturbance permit, the owner/developer shall submit a
completed traffic analysis prepared by a registered engineer to determine the needsfor a left turn lane and right turn lane along North Druid Hill Road.
5. The owner/developer shall install a left turn lane and right turn lane along the
property frontage along North Druid Hills Road, if warranted by the required trafficanalysis.
6. The owner/developer shall develop the subject property to allow for adequate
intersection sight distance from both directions at the projects entrance onto North
Druid Hills Road. Landscaping, fencing/walls, and signage shall not obstruct sight
distance.
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7. The developer shall install a five (5) foot wide sidewalk with a minimum two (2) foot
grass beauty strip between the back of the curb and proposed sidewalk along the
total property frontage along North Druid Hills Road.
8. The owner/developer shall design the site to meet the current International Fire Code,in accordance with DeKalb County Fire Rescue requirements. The DeKalb County FireMarshals Department shall provide a complete plan review prior to the issuance of
any permits.
9. The owner/developer shall provide access drives in accordance with DeKalb County
Sanitation Service requirements.
10. The owner/developer shall install five (5) foot wide sidewalks along the private streetswithin the development.
11. The owner/developer shall install an entry wall along the total property frontagesimilar to the property to the South.
12. All exterior architectural treatment shall prohibit vinyl siding.
13. Exterior faade treatment may include brick, stone, stucco, wood-cement based siding
or similar materials.
14. Each grouping of attached buildings shall provide for variation and visual relief
between units.
15. Approval of this project by the Planning Commission serves as the required sketch platapproval for the creation of the proposed private street network. Planning Commission
approval of the sketch plat does not negate the requirement that the applicant
receive Fire Marshal, City Engineer, Planning and Public Works preliminary plat
approval before land development activities are authorized.
ATTACHMENTS:
ATTACHMENTS:
1475 N Druid Hills application (PDF) 1475 North Druid Hills site plan (PDF) Comp Plan captures (PDF) Druid Hills Church Letter - objection (PDF) Frank objection (PDF)
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Pac
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STORMWATER
MANAGEMENT
OPEN
SPACE
OPENSPACE
PARKAREA
EXISTING
ZONING:
R-75
EXISTING
ZONING:
R-75
EXISTING
ZONING:
R-75
EXISTING
ZONING:
RA-5
EXISTING
ZONING:
RA8
EXISTING
ZONING:
RA8
EXISTING
ZONING:
RA8
EXISTING
ZONING:
R
-50
STORMWATER
MANAGEMENT
1
6
9
10
11
12
13
14
15 16
2
3
4
5
8
7
17 18
19
20
21
22
23
24
25
2627
28 29 30 31
TRASHENCLOSURE
W/RECYCLINGAREA
4
6
SITELOCATIONMAP(
NTS)
SITE
24HOURC
ONTACT:
DavidSmith@
404-797-8944
3.909ACRES
TOTALSITEAREA
ZONING
EXISTINGZONING
R-75
RESIDENTIAL
DEVELOPMENTTYPE
PROPOSEDZONING
RM-7
5
ZONINGJURISDICTION
CITY
OFBROOKHAVEN
31UNITS
TOWNHOMEUNITS
OPENSPACECALCULATIONS
TOTALAREAOFOPENSPACE
1.25A
CRES
32%
PERCENTAGEOFSITE(PROVIDED)
PROPERTYSETBACKS
FRONTYARDSETBACK(DRUID)
5feet(RearFacingUnits)
PARKINGCALCULATIONS
REQUIREDPARKING(2.0SP.PERUNIT)
62Spaces(2C
arGarage/Driveway
10Spaces
GUESTPARKINGPROVIDED
REARSETBACK
30Fee
t
SIDESETBACK
RESIDENTIALBUFFER
20FEETTransitional
7.93UNITS/AC
TOWNHOMEDENSITY
15Fee
t
FEMAMAP
SITE
81,200SF
TOTALSQUAREFOOTAGE
1.SITEADDRESS:NORTHDRU
IDHILLSAT
MATHEWSSTREET,ATLANTA,GEORGIA
2.WATERANDSEWERPROVID
EDBYPUBLIC
WATERANDPUBLICSEWERFROMDEKALB
COUNTY
3.THEREARENOSTREAMORWETLANDS
LOCATEDONTHESITE.
4.EXISTINGSITEISACHURCH
WITH
ASSOCIATEDPARKINGAREATHATTAKESUP
THEMAJORITYOFTHESITELAND.THELANDIS
ALLDISTURBEDFROMTHEEX
ISTING
DEVELOPMENT.
8.0UNITS/AC.
MAXDENSITYALLOWED
DEKALBCOUNTY
72Spaces
TOTALSPACESPROVIDED
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June 24, 2013
I am writing to document my concerns regarding the pending application to change zoning on the
church property on Druid Hills from single family homes to multi-family homes. I live on the dead-end
part of Matthews Street that is adjacent to the north edge of the church property.
Personal Consideration for Matthews Street Impact
On a personal note I have concerns regarding the change in zoning for multiple reasons. There is a
significant hill comprised of rock and a canopy of old trees at the end of Matthews Street and, as of the
date of this letter, the grading plan was not finished thus the developer could not answer my questions
about the elevation of the development compared to our existing street. The Site Plan indicates a
surfaced private driveway 15 feet from the northern property line that will run the length of the
development perpendicular to our street. If this 15 feet is on top of the hill thats one thing; however, if
this 15 feet is essentially level with Matthews Street that becomes quite intrusive, unsightly and noisy tothe existing $800,000-$1,200,000 single family homes on Matthews Street. The elevation question is
also important when considering the potential impact of the sizable stormwater management system
(which looks to be the size of 3 townhomes on the site plan), the trash collection area and the visibility
of garages that are all on the north end of the proposed development facing Matthews Street.
This elevation issue exists for all the surrounding boundaries of this proposed development to adjoining
neighborhoods of single family homes and is an important factor that should be resolved and
communicated to the neighbors before a change in zoning is considered, much less approved.
The plan calls for a walk through connecting Matthews Street to the townhomes which I also object
to. This has been suggested as a nice passage from our neighborhood to the neighborhood on the south
end of the property for access to the pond on Lenox Park Blvd. But for me personally this is an undesired
increase in activity compared to our existing quiet dead-end street.
And finally, I have concerns on the impact to my homes value should this development turn out to be
less than optimal with noise and congestion that reduces the desirability of adjoining single family
homes.
Druid Hills Impact
More important than the impact of this development to me and my home value, personally, I also have
concerns on the precedent this multi-family dense development could create for Druid Hills. Today,
Druid Hills north of Buford Highway until it dead ends to Peachtree Street, is extremely congested during
rush hours. It is a 2-lane windy road with multiple blind curves that shoulders excessive traffic of
commuters using this road as a cut through to and from I-85 and Ga-400. To add 31 families which likely
will have 2 cars each to this traffic will only make it worse. In my opinion, without a light at the entrance
to the development, these home owners will be backed up 62 cars deep trying to exit in the mornings
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and enter in the evenings. In fact, without a light I would estimate turning left to exit or enter the
property will be nearly impossible. And a light without a turn lane will add to the woes of Druid Hills.
On the precedent, my concern for Druid Hills with this multi-family development is that we potentially
could be on a path to becoming the next Lenox Road.a 2-lane poorly maintained road with high
congestion and row after row of condominium developments all sitting behind gated and walled fences.The sidewalks are in disrepair and I rarely see anyone walking on them.
If the City of Brookhaven desires to convert our City into a dense population of multi-family
developments then I believe you have an obligation to provide the infrastructure to support it and to
have a comprehensive vision and budget of how to achieve it. If Druid Hills is to support multi-family
developments I would hope it could be developed like Lenox Walk Blvd. This street is 4 lanes with a
landscaped dividing lane in the middle. The set-backs on many of the properties are significantly more
than 15 feet. The sidewalks are wide and well maintained and well used. The pond is an attraction for
the community. One drawback in my opinion is the lack in retail so other than the pond there isnt much
these residents can walk to.
If the City desires to increase the walking in our neighborhoods then I believe a good place to start
would be the sidewalks of the impacted area of Druid Hills. Today those sidewalks are only one-person
wide and in such dangerous shape they are probably in violation of laws providing handicapped access.
Thus, rather than directing foot traffic through private neighborhoods (Im not sure who would fund and
maintain private walkways in a development) we should be spending our walkway funds on replacing
the sidewalks on Druid Hills and opening up the walkways for everyone!
In a meeting with the developer we asked why the design could not conform to the existing zoning and
the reply from his attorney was it is not economically feasible. Im not sure I agree with that. The real
estate market presently has a shortage of single-family homes valued in the price range of our streetand I believe 15 homes built under the current zoning could yield a reasonable profit with much less
disruption to the existing infrastructure and surrounding neighborhoods.
Summary
To summarize my specific concerns:
Grading Plan not finished and properly socialized to the neighbors to evaluate impact to our street for
proximity, noise, visibility and stormwater management plan.
Increased traffic and hazardous driving on Druid Hills. Impossible exit and entrance turning left duringrush hours.
Walkway through private property bringing unwanted foot traffic to our street rather than repairing or
replacing sidewalks on Druid Hills.
Negative impact on home values of adjacent large single family homes (5000-6000 sq ft) compared to
size and price point of multi-family homes (2200-2500 sq ft).
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Precedent to open Druid Hills to additional multi-family developments, thus continuing to add to the
strain on existing infrastructure.
Thank you for your consideration of this matter.
Sincerely,
Elizabeth A. Taylor
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