artisan home crafters rezoning - wright ave and roxboro rd

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MEMORANDUM

MEETING OF: August/07/2013DISTRICT/COMMITTEE:Planning Commission

SUBMITTING DEPARTMENT: Community

Development

ISSUE/AGENDA ITEM TITLE:Rz13-06: Artisan Home Crafters, LLC, C/O Roberts & Daughdrill, P.C.; Request to Rezone 2.16

Acres Located 1107, 1111, and 1115 Wright Avenue; 1977 and 1987 E Roxboro Road, Atlanta

Ga 30324 from R-NCD to R-60 to Build 10 New Single Family Detached Homes

BACKGROUND/SUMMARY:

Location Map

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Rezoning Ordinance (ID # 1124) Meeting of August 7, 2013

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The site is currently comprised of four (4) single family home sites, built over the pre-existing lot

lines. Only three of the homes are still in existence, as the fourth home fronting Wright Avenuewas recently demolished by the applicant -the house was abandoned and presented multiple code

violations. The total area of the proposed rezoning boundary is 2.16 acres. Currently zoned R-

NCD (Residential Neighborhood Conservation District), the lots are located on the south side of

Wright Avenue, and the east side of East Roxboro Road. The site is surrounded by single-family

detached homes immediately adjacent, zoned R-A8 to the north (across Wright Avenue), R-NCD

to the east and south, and R-85 to the west (across East Roxboro Road).

These proposed lots are located inside the boundary of a master planned development which in

2008 was rezoned to R-NCD. That planned development was intended to assemble all theresidential properties located south of Wright Avenue, west of North Druid Hills Road, north of

Goodwin Road and east of East Roxboro Road, for the construction of 41 single family

residences. To date, the property assemblage has not been completed and there has been no

development of the site toward completion of the plan.

Despite the four home sites being built across multiple lot boundaries, the lot lines themselves

were never officially dissolved, and still exist today. Therefore, no new lots are proposed to be

created as a function of this development, and instead the pre-existing lots are planned to be

utilized for the new construction.

The applicant, Artisan Home Crafters, LLC, is seeking to rezone the site from R-NCD

(Neighborhood Conservation District) to R-60 (Single-family Residential District) to construct

ten (10) new single family homes, for a proposed development density of 4.62 dwelling units per

acre. The homes intended to be built on the existing lots will be compliant with R-60 zoning

standards for setbacks and building height, but the pre-existing lots themselves are non-

conforming for being too narrow (generally 50 feet wide).

SITE PLAN ANALYSIS

The submitted site plan indicates the demolition of the existing three homes on the lots, to allow

for the construction of ten new homes. Five of these new homes will face East Roxboro Road,

but will rear load from a shared driveway on Wright Avenue, with no driveways on East

Roxboro Road. The remaining five homes will front on Wright Avenue. Of those homes, the

home furthest west, closest to the shared access driveway, will also take access from that

driveway, while the other four homes on that street will all have direct and paired access onto

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Wright Avenue. Lot 13, the corner lot, will require a development variance to the corner lot

setback requirements in the R-60 zoning district to be built as drawn.

All the lots on which the homes are proposed are non-conforming for lot width in the R-60

zoning district, and the lots facing East Roxboro Road will also be non-conforming for lot area,

but they are pre-existing lots, not new lots, and can be built upon, so long as they do not violate

setback or lot coverage codes. The lots measure generally 50 feet wide and vary in depth from

134 feet to 252 feet.

ADJACENT LANDS ANALYSIS

Direction Zoning Current Land Use Current Density Future Land UseNorth R-A8 Single family

residential, detached

3.7 DU/Acre Suburban

East R-NCD Single family



South R-NCD Single family

residential, attached


West R-85 Single family



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 Plandescribes 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 intraditional 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. 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 one-family detached

residential use planned for this area is entirely consistent with the policy intent of the Plan, as

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the Plan forecasts residential uses in this region of the city, and makes accommodations forhomes to be built at no greater a density than eight units per acre.

3. Whether the property to be affected by the zoning proposal has a reasonable economicuse as currently zoned? It appears that the current zoning on the subject property allows for

economic use. It appears that the 2008 conditional site plan has constrained the developmentpotential of the site.

4. Whether the zoning proposal will adversely affect the existing use or usability of

adjacent or nearby property? The proposal is to build single family detached infill

housing, which is exactly the same land use pattern that surrounds the project on all sides. It

does not appear that the zoning proposal will adversely affect use or usability of nearby

properties.

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 AreaRequiring Special Attention - Rapid Development/Land Use Change, which may providesupport 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? EastRoxboro Road is a well-traveled thoroughfare through this part of the city. The applicant has

proposed that the homes fronting East Roxboro Road take access from a shared driveway off

of Wright Avenue, the more minor of the two intersecting streets, thereby eliminating thevehicle interaction between these homes and the busier street frontage. Even so, the

Brookhaven Public Works Director has requested conditions of approval which would be

commiserate with these new homes being constructed. Most notably, sidewalk should be

constructed along East Roxboro to tie into the sidewalk directly across Wright Avenue, to thenorth. Also, street lights should be established along Wright Avenue, as well as replacement

curbs, and shoulder clearing for traffic visibility and pedestrian refuge.

The City Engineers office has no objections to the plan as submitted.

Brookhaven Police staff note that this project should have no impact on current police

services and would not require any additional personnel.

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The City of Brookhaven has indicated no concerns in the ability to provide services as a

result of the requested rezoning.

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 approved, the staff recommends the following conditions:

RECOMMENDED CONDITIONS

1. The site shall be developed in substantial accordance with the site plan entitled R-60

Conceptual Layout Plan, Lot # 7 - 17, Property of M.E. Mackey received June 05, 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.

2. The owner/developer shall construct sidewalk along East Roxboro Road along the

development frontage, as well as reconstruct the curb along the frontage on both East

Roxboro Road and Wright Road to restore a 6 face along the roadway. These

improvements shall occur prior to the issuance of the first Certificate of Occupancy.

3. Developer/owner shall have the shoulder along Wright Avenue cleared of all trees/shrubs

for a distance of 5 from the back of curb to allow for sight distance and pedestrian

refuge.

4. Developer/owner shall execute a Street Light District petition for Wright Avenue, as

approved by the Public Works Director, prior to the issuance of a development permit. In

recognition of the existing overhead power/power poles on this road, the lights installed

will be the clam shell type mounted on the existing power poles that will not require an

up-front cost. The annual cost of the power and maintenance of these lights will be

assessed on the annual property tax bills to all of the property fronting Wright Ave, notjust the lots in this development, at a unit rate per frontage foot established to cover the

cost of only those lights.

ATTACHMENTS:

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ATTACHMENTS:

Application (PDF) 13-06-04 Wright Avenue Development - Existing Conditions (PDF) 13-06-04 Wright Ave Development - R60 Conceptual Layout (PDF)

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artisan home crafters rezoning - wright ave and roxboro rd

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