Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): COMMISSION DISTRICT 03 SUPER DISTRICT 06
Application of Erica Morgan for a Special Land Use Permit (SLUP) to allow single-family attached townhomes in Tier 3 of the Bouldercrest Overlay District, the Soapstone Historic District, and the R-100 (Residential Medium Lot-100) zoning district, at 2098 & 2124 Cedar Grove Road.
Body
PETITION NO: N6-2024-0366 SLUP-24-1246917
PROPOSED USE: Single-family, attached townhomes.
LOCATION: 2098 & 2124 Cedar Grove Road, Conley, Georgia 30288
PARCEL NO. : 15-021-01-015; 15-021-01-016
INFO. CONTACT: John Reid, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Erica Morgan for a Special Land Use Permit (SLUP) to allow single-family attached townhomes in Tier 3 of the Bouldercrest Overlay District, the Soapstone Historic District, and the R-100 (Residential Medium Lot-100) zoning district.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (April 10, 2024) Full cycle deferral.
PLANNING COMMISSION: (May 2, 2024) Denial.
PLANNING STAFF: Full Cycle Deferral.
STAFF ANALYSIS: Based on the submitted information, the SLUP proposal to allow townhomes within Tier 3 of the Bouldercrest Overlay District (BOD) with a density of 7.8 units per acre is generally consistent with the Suburban (SUB) Character Area calling for the protection of established residential areas at densities up to eight units per acre. The proposed townhomes appear to be an appropriate transitional land use between the commercial zoning around the Bouldercrest Road/Cedar Grove intersection and the single-family detached subdivision (Smithfield Grove) to the north. A stream, a 300-foot undisturbed transitional buffer, and a 100-year floodplain separate the proposed townhome development from that single-family subdivision. Additionally, the plan proffers a walking trail and a dog park and several open courtyards with convenient pedestrian and vehicular connectivity throughout the project. The proposed project appears to comply with the requirement of the BOD to provide all townhomes with rear access from an alley or drive. Therefore, it appears that the request is compatible with surrounding uses and is consistent with the policies and strategies of the SUB Character Area to protect established single-family neighborhoods. There has been no indication from reviewing agencies and departments that the proposed development would be excessively burdensome on the existing infrastructure. The DeKalb County Transportation Department has provided infrastructure requirements for the development regarding right-of-way expansion, sidewalks, landscape strips and street lighting (see attached). While the proposed land use, transitional buffers, parks, and open space appear to be compatible with the surrounding area, the following information needs to be provided to demonstrate compliance with Tier 3 BOD requirements to confirm that the zoning proposal is compatible with adjacent and surrounding properties: 1. The proposed units on the plan need to indicate which are fee-simple, stand-alone lots (i.e. lot lines extending beyond the building envelope) and which ones will be in a condominium ownership arrangement so that zoning compliance can be confirmed. 2. Clarify building height. The renderings indicate a two-story building height, while the tabular data on the concept plan indicates a three-story building height. 3. The applicant needs to provide tabular data showing compliance with the maximum Floor Area Ratio, maximum FAR allowed is 1.0 4. Clarify that each proposed building totals no more than 200 feet wide. 5. Show if roads are public or private. If private, must provide a minimum 22-foot-wide pavement width and a 10-foot unobstructed easement on each side of the street. Clarify on site plan if front facades of townhomes face alleys. Street trees shall be planted on both sides of the street, sixty (60) feet on center. 6. Guest parking must have one tree for every eight parking spaces All parking lots must be at least 15 feet away from property line. Tier 3 requires 15-foot-wide sidewalks with 10-foot-wide landscape strip. 7. Along northeast portion of site, there is a proposed walking trail within the required 20-foot undisturbed transitional buffer, please redesign to show compliance. 8. BOD requires a maximum building setback along Bouldercrest Road of 85 feet to allow for parking and landscaping. Please address compliance. 9. Eliminate the second access driveway along Cedar Grove Road that does not appear to provide any access to the townhomes project. 10. Extend alleys to fully connect to proposed roads to form a complete grid system with no dead-end alleys. 11. Extend walking trail along Cedar Grove Road behind lots #1-16, and along the west side of Lots #1 and 26 to form a complete pedestrian access grid. Show sidewalk and street trees along Bouldercrest Road frontage and along portion of Cedar Grove Road that does not show sidewalks. 12. Detention area in north part of site required to be designed as open space features with landscaping. 13. Clarify location of proposed dog park. 14. Please address Transportation Division comments in staff report packet. Therefore, the recommendation of the Planning & Sustainability Department is for a “Full Cycle Deferral” to the July 2024 zoning agenda to allow sufficient time to address these issues.
PLANNING COMMISSION VOTE: (May 2, 2024) Denial 6-1-0. Vivian Moore moved, Jon West seconded for denial. Jan Costello opposed.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (April 10, 2024) Full cycle deferral 11-1-0. Full cycle deferral to allow the applicant to hold another community meeting for more public input. Issues discussed included potential traffic impacts and limiting rental units.