1475 N Druid Hills Rezoning

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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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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 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


3.9 DU/Acre Suburban

South R-A5 Single family

residential, attached

3.2 DU/Acre Suburban

West R-A8 Single family


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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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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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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1475 N Druid Hills Rezoning

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