1475 N Druid Hills Rezoning

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MEMORANDUM
MEETING OF: August/07/2013 DISTRICT/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
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 the adjacent 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 (singlefamily 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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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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ADJACENT LANDS ANALYSIS
Direction North East South West
Zoning R-75/R-A8 R-75 R-A5 R-A8
Current Land Use Single family residential, detached Single family residential, detached Single family residential, attached Single family residential, detached
Current Density Future Land Use 3.5 DU/Acre Traditional Neighborhood 3.9 DU/Acre Suburban 3.2 DU/Acre 5.8 DU/Acre Suburban 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 to Traditional 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 the Suburban 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 dwelling units 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 character area 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 the development. 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 Land Use 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, or archaeological resources? There are no such known historic buildings, sites, districts or archaeological 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 or burdensome 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 Brookhaven Public 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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FISCAL IMPACT: (Budgeted over or under)

FINANCIAL IMPACT: NONE
STAFF RECOMMENDATION:
Community Development Department Recommendation
Approval (Subject to Recommended Conditions) Denial
_____X______ ____________
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 site plan 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-ofway 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 rightof-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 needs for 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 traffic analysis. 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 Fire Marshals 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 streets within the development. 11. The owner/developer shall install an entry wall along the total property frontage similar 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 plat approval 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 Comp Plan captures (PDF) Druid Hills Church Letter - objection Frank objection (PDF) (PDF) (PDF)
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Packet Pg. 15 Attachment: 1475 N Druid Hills application (1098 : RZ13-01 - 1475 N Druid HIlls Rd)
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24 HOUR CONTACT: David Smith @ 404-797-8944

1. SITE ADDRESS: NORTH DRUID HILLS AT MATHEWS STREET, ATLANTA, GEORGIA 2. WATER AND SEWER PROVIDED BY PUBLIC WATER AND PUBLIC SEWER FROM DEKALB COUNTY 3. THERE ARE NO STREAM OR WETLANDS LOCATED ON THE SITE. 4. EXISTING SITE IS A CHURCH WITH ASSOCIATED PARKING AREA THAT TAKES UP THE MAJORITY OF THE SITE LAND. THE LAND IS ALL DISTURBED FROM THE EXISTING DEVELOPMENT.
FEMA MAP
SITE DATA:
TOTAL SITE AREA
3.909 ACRES
ZONING
DEVELOPMENT TYPE
A MASTER PLANNED TOWNHOME COMMUNITY
OPEN SPACE CALCULATIONS
PROPERTY SETBACKS
PARKING CALCULATIONS
REQUIRED PARKING (2.0 SP. PER UNIT) GUEST PARKING PROVIDED TOTAL SPACES PROVIDED
62 Spaces(2 Car Garage/Driveway) 10 Spaces 72 Spaces
EXISTING ZONING: R-75 EXISTING ZONING: RA8 EXISTING ZONING: RA8 EXISTING ZONING: R-50
SITE LOCATION MAP (NTS)
SITE
STORMWATER MANAGEMENT
TRASH ENCLOSURE W/ RECYCLING AREA
EXISTING ZONING: R-75
NO.
FOR
SITE
5825 Glenridge Drive Building 2, Suite 210 Atlanta, Georgia 30328 PHONE: 404-797-8944
FRONT YARD SETBACK (DRUID) REAR SETBACK SIDE SETBACK RESIDENTIAL BUFFER
5 feet (Rear Facing Units) 30 Feet 15 Feet 20 FEET Transitional
DATE
BY
DESCRIPTION
4 EXISTING ZONING: RA8 19 20 21 22 23 24 31 25 EXISTING ZONING: R-75 30 26 29 18

OPEN SPACE PARK AREA
27
28
17
16
15
SHEET TITLE
OPEN SPACE
REZONING SITE PLAN

14 13 12 11 10 9 8 7 6 5 4 3 2 1
15
30
60
"WE PROVIDE SOLUTIONS"
TOTAL AREA OF OPEN SPACE PERCENTAGE OF SITE (PROVIDED)
1.25 ACRES 32 %
Residential South Partners, LLC
TOWNHOME UNITS TOWNHOME DENSITY MAX DENSITY ALLOWED TOTAL SQUARE FOOTAGE
31 UNITS 7.93 UNITS/AC. 8.0 UNITS/AC. 81,200 SF
1475 North Druid Hills Road
EXISTING ZONING PROPOSED ZONING ZONING JURISDICTION
R-75 RESIDENTIAL RM-75 CITY OF BROOKHAVEN DEKALB COUNTY
90
STORMWATER MANAGEMENT
1" = 30' SCALE: DATE: May 31, 2013 PROJECT: 12008.00B
EXISTING ZONING: RA-5
SHEET
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Attachment: 1475 North Druid Hills site plan (1098 : RZ13-01 - 1475 N Druid HIlls Rd)
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Packet Pg. 27 Attachment: Comp Plan captures (1098 : RZ13-01 - 1475 N Druid HIlls Rd)
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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.
Attachment: Druid Hills Church Letter - objection (1098 : RZ13-01 - 1475 N Druid HIlls Rd)
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 to the 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 street and 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 during rush 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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Packet Pg. 46 Attachment: Frank objection (1098 : RZ13-01 - 1475 N Druid HIlls Rd)

1475 N Druid Hills Rezoning

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D.

Rezoning Ordinance (ID # 1098)

Meeting of August 7, 2013

SITE PLAN ANALYSIS

Rezoning Ordinance (ID # 1098)

Meeting of August 7, 2013

LANDSCAPE PLAN ANALYSIS

Rezoning Ordinance (ID # 1098)

Meeting of August 7, 2013

ADJACENT LANDS ANALYSIS

Direction North East South West

Zoning R-75/R-A8 R-75 R-A5 R-A8

REVIEW STANDARDS AND FACTORS

Rezoning Ordinance (ID # 1098)

Meeting of August 7, 2013

Rezoning Ordinance (ID # 1098)

Meeting of August 7, 2013

FISCAL IMPACT: (Budgeted over or under)

Community Development Department Recommendation

Approval (Subject to Recommended Conditions) Denial

Rezoning Ordinance (ID # 1098)

Meeting of August 7, 2013

24 HOUR CONTACT: David Smith @ 404-797-8944

TOTAL SITE AREA

A MASTER PLANNED TOWNHOME COMMUNITY

OPEN SPACE CALCULATIONS

62 Spaces(2 Car Garage/Driveway) 10 Spaces 72 Spaces

SITE LOCATION MAP (NTS)

TRASH ENCLOSURE W/ RECYCLING AREA

EXISTING ZONING: R-75

5 feet (Rear Facing Units) 30 Feet 15 Feet 20 FEET Transitional

4 EXISTING ZONING: RA8 19 20 21 22 23 24 31 25 EXISTING ZONING: R-75 30 26 29 18

REZONING SITE PLAN

"WE PROVIDE SOLUTIONS"

TOTAL AREA OF OPEN SPACE PERCENTAGE OF SITE (PROVIDED)

Residential South Partners, LLC

31 UNITS 7.93 UNITS/AC. 8.0 UNITS/AC. 81,200 SF

1475 North Druid Hills Road

EXISTING ZONING PROPOSED ZONING ZONING JURISDICTION

R-75 RESIDENTIAL RM-75 CITY OF BROOKHAVEN DEKALB COUNTY

1" = 30' SCALE: DATE: May 31, 2013 PROJECT: 12008.00B

EXISTING ZONING: RA-5

June 24, 2013

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