Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): 5 & 7 N9. Hybrass Properties Z-18-22130
Body
PETITION NO: Z-18-22130
PROPOSED USE: 214 Detached Single Residences within a Neighborhood Conservation Subdivision
LOCATION: Pleasant Hill Road & Pleasant Hill Trail
PARCEL NO.: 16-197-03-006 & 012, 16-219-01-005 & 006, 16-220-01-004, 007, 009
INFORMATION CONTACT: Marian Eisenberg
PHONE NUMBER: 404-371-4922
PURPOSE:
To rezone property from M (Light Industrial) District, R-100 & R-85 (Residential Medium Lot) Districts to RNC (Neighborhood Conservation) District to develop 214 detached single-family residences with a minimum lot size of 6,000 square feet. The property is located on the south side of Pleasant Hill Trail and the north side of Pleasant Hill Road, approximately 897 feet east of the northeast intersection of Pleasant Hill Road and Pleasant Hill Trail at 7956, 7890, 8024, 7788, 7900 & 7860 Pleasant Hill Road and 1716 Pleasant Hill Trail, Lithonia, Georgia. The property has approximately 1,146 feet of frontage along the south side of Pleasant Hill Trail and approximately 901.87 feet of frontage along the north side of Pleasant Hill Road and contains 95.52 acres.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: Approval
PLANNING COMMISSION: Approval with Conditions
PLANNING STAFF: Approval with Conditions
PLANNING STAFF ANALYSIS: The rezoning request from the R-85 (Residential Medium Lot and M (Light Industrial) Districts to the RNC (Neighborhood Conservation District) allows greater flexibility for development by incorporating use of greenspace with natural features of the environment and allowing development standards compatible with adjacent residential properties. The proposed single-family development is consistent with the following DeKalb County 2035 Comprehensive Plan policies: Protect stable neighborhoods from incompatible development that could alter established residential development patterns and density; and Ensure that new development and redevelopment is compatible with existing residential areas. The proposed RNC zoning district with its combined greenspace and natural features provides more opportunity for development on the subject site. Given that Pleasant Hill Road is a minor thoroughfare, it should be able to absorb additional traffic resulting from the proposed subdivision. To ensure compliance to greenspace requirements, applicants for development within an RNC are required to provide a legal mechanism for unified control of the entire parcel to be developed and a legal mechanism for the maintenance and protection of land held in common prior to the issuance of any land disturbance permit. Given that the proposed RNC zoning district provides for the protection of land in harmony with adjacent residential properties, Planning Staff concludes that the proposed RNC zoning district is appropriate for the site. Staff recommends conditions consistent with the conditions approved on Union Grove Road for RNC development pursuant to Z-14-18943. Therefore, the Department of Planning and Sustainability recommends APPROVAL of the request to rezone the subject site to the RNC zoning district per the following attached conditions:
PLANNING COMMISSION VOTE: 7-0-0. Approval M. Butts moved, J. West seconded for approval with additional conditions submitted by the applicant. They include minimum heated floor area of 2,100 square feet; a mandatory homeowners association; and front building façade materials.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: Approval 7-3-0. The proposed site must comply with development standards per the Zoning Code for Neighborhood Conservation Subdivisions in terms of required open space, amenities; access to walking trails and overall site development standards.