DEVELOPMENT DEPARTMENT STAFF REPORT Meeting Date: September 13, 2018 Item #: PZ2018-319 STAFF REPORT DRESDEN DRIVE TOWNHOMES DCI Request: Project Name: Development of Community Compact (DCI) and six concurrent variances Dresden Townhomes Site Addresses: 2186 Dresden Drive Parcel Numbers: 18 244 08 005 Applicant: Owner: Proposed Development: Current Zoning: W. Barry Dunlop, Paradigm Engineering Housing Development Corporation of DeKalb DCI to construct 12 three-story townhomes Village Residential (VR) - This zoning district is intended primarily for single-family attached and detached residences, two-family residences, and multifamily residences with related accessory uses, supportive nonresidential uses, open space, and amenities. Staff & ARB Recommendation: APPROVAL of DCI, APPROVAL of four variances and one waiver, DENIAL of two variances District Standards: VR Zoning District Standards FAR (max.) 2.0 Front Yard Setback (min.) 0 Impervious Surface (max.) 80% Rear Yard Setback (min.) 0 Open Space (min.) 20% Side Yard Setback (min.) 0 Building Height (max.) 48 Landscape Strip (Sec.) 5 Building Height (min.) (Sec.) 18 Sidewalk Clear Zone (Sec.) 10 Lot Size (min.)/ Lot Width (min.) N/A Supplemental Zone (Sec.) 8 Current Use: Existing single-story residential structure used for office/retail space. Surrounding Land Uses: West Corridor Commercial (CC): Retail/Commercial, including a new and used tire shop, barber shop, etc. Page 1 of 11
East CC: Multi-family residential, Rosalynn Apartments North CC: Retail, including Talpa Supermarket South VR: Single-family residential Future Development Map: The subject property is within the Clairmont Residential character area of the Future Development Map in the City of Chamblee Comprehensive Plan. The vision of the Clairmont Residential character area is: A strong residential area containing a diversity of housing types, and limited neighborhood commercial uses. The area will have easy access to both shopping and employment opportunities located at Century Center and along Buford Highway. Appropriate zoning districts are: NR-1 Neighborhood Residential 1 district NR-3 Neighborhood Residential 3 district NR-2 Neighborhood Residential 2 district VR Village Residential district Key Policies and Implementation Measures include the following: Support home maintenance and home ownership assistance programs to support long term sustainability of housing stock Promote higher-density infill development near Clairmont Road, but maintain the character of the single-family neighborhoods further away from the road Site Description: The subject property is a single parcel that is approximately one acre in size. The property is located east of the intersection of Dresden Drive and Buford Hwy. Currently, there is one curb cut providing access to the site that would be moved and reconstructed. There is currently a single-story, wood-frame residential structure with a rear deck and two accessory structures that are estimated to be between 120 and 140 square feet in size. The site has a roughly 24-foot downward slope towards Dresden Drive from the northwestern corner of the property to the southeastern corner of the property. The existing site is mostly vegetation, with a good amount of shade provided by existing trees. The rear lot line is a little more than 100 feet shorter than the front lot line, which causes for the parcel to have an irregular shape. There are no natural barriers present on site, such as streams, and the site is not restricted by any easements or height limitations outside of the regulations of the Unified Development Ordinance. History of the Property This property was annexed into the City of Chamblee during the 2013 annexation. This property has no previous zoning cases since the annexation. Page 2 of 11
Description of Proposed Project: The applicant proposes to construct 12 three-story townhomes, with a new private narrow street and an alley that would run parallel to Dresden Drive to provide access to the units in the back of the development. The six units with frontage along Dresden Drive would be rear-entry and the six units towards the back of the development would be front-entry. A summary of the project is as follows: - Demolish the existing primary and accessory structures and close off the one curb-cut that currently provides access; - Remove trees and grade the site as necessary; - Construct a new curb-cut and a private narrow street perpendicular to Dresden Drive, which would convert into an alley that would run parallel to Dresden Drive to provide access to the rear six units; - Install a 7-foot landscape strip and an 8-foot sidewalk along Dresden Drive; - Install a 5-foot landscape strip and a 4-foot sidewalk along the west side of the new private narrow street; - Install a 3-foot landscape strip and a 5-foot sidewalk along the alley in the back of the property; - Install a retaining wall along the west property line that at the highest point would measure roughly 10 feet in height; - Install a wing-wall that would act as a retaining wall in the northeast area of the lot along the east property line that at the highest point would measure roughly seven feet in height; - Install three parking spaces to provide access to the mail kiosk structure; and - Bury all utilities on site. The project qualifies as a Development of Community Impact (DCI). The purpose of the DCI shall be to: (1) Provide for unified approaches to the development of land; (2) Provide for the development of stable environments that are compatible with surrounding areas of the community; and (3) Provide for architectural review and approval for individual large-scale structures not subject to other legislative review. DCI applications require review and recommendation by the Architectural Review Board (ARB), prior to a public hearing by Mayor and City Council. DCI Review and Approval Criteria: The following review and approval criteria, described in Sec. 280-23, must be used in reviewing and taking action on all DCI applications: Page 3 of 11
1. Design shall be in harmony with the general character of the neighborhood and surrounding area, considering factors such as mass, placement, height, changing land use patterns, and consistency of exterior architectural treatment, especially in areas of historic and special design interest. The design of the proposed project is in harmony with the general character of the neighborhood and surrounding area. The property is zoned VR, which is the residential zoning district that allows the highest density. Both sides of Dresden Drive are zoned for either highdensity commercial (CC) or single-family at a higher density (VR), and the density that is existing varies from low-density, single-family residential structures, to high-density, multi-family residential. The density of the proposed townhouse development would be in between the two. The development would have street-facing facades and a full streetscape, which the property does not have now. 2. Design components shall be planned such that they are physically and aesthetically related and coordinated with other elements of the project and surrounding environment to ensure visual continuity of design. The facades of the buildings as well as the colors are proposed to be uniform throughout the development, with a subtle color presence being proposed on the entry doors and garage doors. The front doors would share a front porch, with direct access to the sidewalk along Dresden Drive. The buildings would incorporate shingle roofs, with brick and cementitious siding as façade materials, which may be seen on surrounding buildings in the area. 3. Design shall protect scenic views, particularly those of open space, and utilize natural features of the site. There are no scenic views that are present on the site today. The most prominent feature on the site would be the amount of landscaped area and number of trees that are existing. The townhomes that have frontage on Dresden Drive would have landscaped area in. Some trees would be required to be removed, however there are about 11 trees of significant size that would be saved towards the back of the property. 4. Design shall protect adjacent properties from negative visual and functional impacts. The design would not create any negative or functional impacts for neighboring properties. The existing building is a one-story, all-siding structure with a cracked asphalt driveway and some gravel walkways. The proposed development, which includes a streetscape, would be a visual and functional improvement for adjacent properties. 5. Design shall respect the historical character of the immediate area as integral parts of community life in the City and shall protect and preserve structures and spaces which provide a significant link within these areas. Page 4 of 11
There is no notable historical character that would be impacted. The design of the project would maintain the single-family character that is seen on Dresden Drive, with a higher density that coincides with the neighboring commercial and multi-family developments. 6. All exterior forms, attached to buildings or not, shall be in conformity with, and secondary to, the building. All exterior forms, attached to buildings or not, such as the mail kiosk, appear to be in conformity with, and secondary to, the buildings. 7. The proposed development is suitable in view of the use and development of adjacent and nearby property. The proposed development is suitable in view of the use and development of adjacent and nearby property. This development would provide the adjacent and nearby properties with a new sidewalk that is currently only provided on the opposite side of Dresden Drive. 8. The proposed development does not adversely affect the existing use or usability of adjacent or nearby property. The proposed development does not adversely affect the existing use or usability of adjacent or nearby property. Dresden Drive would see increased sidewalk connectivity, nearby commercial uses would have more residents living nearby, and the proposed development is suitable in the context of the existing residential uses in the area. 9. The proposed development does not result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools. The proposed development is unlikely to result in an excessive or burdensome use. Staff has sent the proposed development to the Board of Education for comments, which are currently pending. The City Engineer reviewed and approved the plan with the condition that the DeKalb Fire Marshal also reviews it and provides comments. 10. The proposed development is in conformance with the applicable zoning district. The VR zoning district is intended primarily for single-family attached and detached residences, two-family residences, and multifamily residences with related accessory uses. The proposed development is in conformance with the purpose and intent of the VR zoning district. 11. The proposed development is in conformance with the provisions of the future development plan articulated in the City s Comprehensive Plan. The proposed development is in conformance with the provisions of the Future Development Plan from the City s Comprehensive Plan. The Clairmont Residential Character Area calls for a diversity of housing types, which this development provides. Page 5 of 11
Applicant s Concurrent Variance Requests: The project requires approval of variances with respect to the requirements of the UDO. Per Sec. 280-35 of the UDO, concurrent review for variance applications may be filed with a DCI application. The applicant requests approval of concurrent variances from the following regulations of Title 2 of the UDO: 1. Variance from Section 240-13(b)(1)(a) to reduce the required minimum lot width for townhome units from 20 feet to 18 feet for Units 7 through 12. 2. Variance from Section 240-13(b)(1)(l) to reduce the required number of garage spaces per townhome unit from 2 spaces per unit to 1 space per unit for Units 7 through 12. 3. Variance from Section 240-13(b)(1)(m) to reduce the required path from each individual unit from 5-feet per unit to allow a 6 10 path to be shared between two units. 4. Variance from Section 230-26(a) to reduce the width of the sidewalk from the required 10 feet to 8 feet. 5. Variance from Section 230-26(f)(1) to allow the streetscape to not span the entire length of the frontage along Dresden Drive. 6. Variance from Section 230-6(d)(1) to allow a retaining wall in the side yard to be taller than eight feet in height. Per the review and approval criteria described in Section 280-31(a), the Mayor and City Council may authorize variances from the provisions of this UDO only after making the following findings: a. There are extraordinary and exceptional conditions pertaining to the particular property in question because of its size, shape or topography; The property narrows towards the rear property line, which restricts the buildable area. There is a significant topographical increase of about ten feet from the street to where the first building will be located, and an overall downward slope of about 24 feet from the northwestern corner of the property toward the street. b. The application of this zoning ordinance to the particular piece of property would create an unnecessary hardship; The application of the zoning ordinance to the proposed property would create a hardship in regards to the provisions of Sec. 230-6(d) for retaining walls of heights greater than those allowed by right in the side and rear yards because of the changes in topography throughout the site. Because of the shape of the lot, a variance from Section 240-13(b)(1)(a) and Section 230-14(b)(1)(l) are requested to allow smaller units to be developed towards the rear of the Page 6 of 11
property where the lot narrows. The shape of the lot does present a hardship in terms of buildable area. In regards to the requested variance from Sec. 230-26(f)(1) to install an 8-foot sidewalk instead of a 10-foot sidewalk, there is not an unnecessary hardship present to support not installing the required width of the sidewalk. The applicant is proposing to match the streetscape that is present on the neighboring property, 2198 Dresden Drive, which was built to the UDO standards that have since been revised to require a wider sidewalk. The developer is proposing to increase the width of the landscape strip, which could be used to install the correct width of the sidewalk instead. The requested variance to not install the streetscape along the entire frontage on Dresden Drive is because of the topographical change at the southwest corner of the property. While there is a change in grade in this area, the hardship caused by the requirement of installing a complete sidewalk that will connect to neighboring properties is not unnecessary. The applicant may be able to overcome this hardship through some means other than leaving a gap between the end of the sidewalk and the property line. Because of the topographical changes that occur throughout the site, staircases of significant size would be required in order to access the sidewalks in front of each unit. The applicant is proposing to have the paths between the unit and the sidewalk be shared by two units, which requires a variance from Section 240-13(b)(1)(m) to allow a shared 6 10 path instead of two 5- foot paths. This would reduce the visual impact of the staircases lining Dresden Drive. c. Such conditions are peculiar to the particular piece of property involved; While the topographical conditions are similar to several neighboring properties, they are significant. The shape and the size of the lot are comparable as well to neighboring properties. d. Such conditions are not the result of any actions of the property owner; or The site conditions are not the result of the property owner. The design of the units does require the need of variances from the UDO. The requested variances from Section 240-13(b)(1)(a) and Section 240-13(b)(1)(l) to allow narrower townhome lots as well as a reduction in required garage parking spaces for each unit could be considered the result of the actions of the property owner in that they are only required in order to fit a greater number of units on the site. e. Relief, if granted, would not cause substantial detriment to the public good nor impair the purposes or intent of this zoning ordinance. For four of the requested variances, relief would not cause substantial detriment to the public good. The reduction in townhome width, along with the reduction in associated garage parking, would not create any visual impacts from the street, would not require any parking variances, Page 7 of 11
and would add to the diversity of housing supply in the area. The development would provide important streetscape connections, as well as adequate landscaping that will activate the streetscape and maintain the single-family residential character of Dresden Drive. The requested variances for the retaining wall and for narrowed shared paths to street-facing units would also not have any detriment to the public good, and help allow for a development with an activated, pedestrian-oriented streetscape. The requested streetscape variances could cause a detriment to the public good. While the required sidewalk would not match that on neighboring property, City Council has determined that a 10-foot-wide sidewalk is appropriate in this location, and there is no hardship on the site requiring a variance. Likewise, the applicant s request not to install the full streetscape could result in a gap in the sidewalk network in the future. Applicant s Concurrent Waiver Requests: The project requires approval of waivers with respect to the requirements of the UDO. Per Sec. 280-35 of the UDO, concurrent review for waiver applications may be filed with a DCI application. The applicant requests approval of concurrent waivers from the following regulations of Title 3 of the UDO: 1. Waiver from Section 350-3(d)(3)(f) to allow a private narrow street to not have a 4-foot sidewalk on both sides of the street. Only in situations as described in Section 300-8, where, because of severe topographical or other conditions peculiar to the site, strict adherence to the provisions of Title 3 of the UDO would cause an unnecessary hardship that is not caused by the owner, the Mayor and City Council may, after considering the written recommendation of the Development Director, authorize a waiver from the terms of Title 3 only to the extent that is absolutely necessary and not to an extent which would violate the intent of Title 3. There are topographical conditions to support approval of a waiver to not install the full streetscape along both sides of a new private narrow street. Topography limits where on the site units could be built, and without the requested waiver, a street-facing unit may have to be relocated or lost altogether. Staff sees more importance in keeping the proposed number of units that have frontage directly on Dresden Drive in place in order to maintain an active streetscape. Instead of proposing a four-foot wide sidewalk on both sides of the new private narrow street, the applicant is proposing to provide a 3-foot wide landscape strip and a 5-foot wide sidewalk along the alley along Units 7 through 12. Proposing the sidewalk along Dresden Page 8 of 11
Drive, on the west-side of the private narrow street, as well as along the alley in front of Units 7 through 12 allows each unit to have access directly to at least one sidewalk. Staff Recommendation: Based on the analysis of this application, using the standards and criteria found in Chapter 280 of the UDO, staff recommends APPROVAL of the DCI application PZ2018-319. Staff recommends APPROVAL of the following variance and waiver requests: 1. Variance from Section 240-13(b)(1)(a) to reduce the required minimum lot width for townhome units from 20 feet to 18 feet for Units 7 through 12. 2. Variance from Section 240-13(b)(1)(l) to reduce the required number of garage spaces per townhome unit from 2 spaces per unit to 1 space per unit for Units 7 through 12. 3. Variance from Section 240-13(b)(1)(m) to reduce the required path from each individual unit from 5-feet per unit to allow a 6 10 path to be shared between two units. 6. Variance from Section 230-6(d)(1) to allow a retaining wall in the side yard to be taller than eight feet in height. 1. Waiver from Section 350-3(d)(3)(f) to allow a private narrow street to not have a 4-foot sidewalk on both sides of the street. Staff recommends the following conditions of approval: 1. The development shall be constructed in substantial conformity with the DCI packet EXHIBIT A: DCI Plan Book for Dresden Townhomes, dated July 30, 2018. 2. The crosswalk that crosses the alley shall be a continuation of the sidewalk along the west side of the new private narrow street. 3. Each townhome shall be sold as fee simple lots. 4. The new private narrow street shall remain private and shall not be gated. Staff recommends DENIAL of the following variance requests: 4. Variance from Section 230-26(a) to reduce the width of the sidewalk from the required 10 feet to 8 feet. 5. Variance from Section 230-26(f)(1) to allow the streetscape to not span the entire length of the frontage along Dresden Drive. Page 9 of 11
Architectural Review Board Recommendation: At its September 5, 2018 meeting, ARB recommended APPROVAL of the DCI application PZ2018-319. ARB recommends APPROVAL of the following variance and waiver requests: 1. Variance from Section 240-13(b)(1)(a) to reduce the required minimum lot width for townhome units from 20 feet to 18 feet for Units 7 through 12. 2. Variance from Section 240-13(b)(1)(l) to reduce the required number of garage spaces per townhome unit from 2 spaces per unit to 1 space per unit for Units 7 through 12. 3. Variance from Section 240-13(b)(1)(m) to reduce the required path from each individual unit from 5-feet per unit to allow a 6 10 path to be shared between two units. 6. Variance from Section 230-6(d)(1) to allow a retaining wall in the side yard to be taller than eight feet in height. 1. Waiver from Section 350-3(d)(3)(f) to allow a private narrow street to not have a 4-foot sidewalk on both sides of the street. ARB recommends the following conditions of approval: 1. The development shall be constructed in substantial conformity with the DCI packet EXHIBIT A: DCI Plan Book for Dresden Townhomes, dated July 30, 2018. 2. The crosswalk that crosses the alley shall be a continuation of the sidewalk along the west side of the new private narrow street. 3. Each townhome shall be sold as fee simple lots. 4. The new private narrow street shall remain private and shall not be gated. 5. The elevations facing Dresden Drive, which include the front and side of Unit 1, the fronts of Units 2 and 3, the front and side of Unit 4, and the front and sides of Units 5 and 6, shall be constructed with 100% brick or stone up to the decorative band at the top of the wall adjoining the gable. Brick or stone is not required to be used for gables, soffits, windows, or bay windows, as shown on Attachment 4. ARB recommends DENIAL of the following variance requests: 4. Variance from Section 230-26(a) to reduce the width of the sidewalk from the required 10 feet to 8 feet. 5. Variance from Section 230-26(f)(1) to allow the streetscape to not span the entire length of the frontage along Dresden Drive. If the applicant can demonstrate to City Council that extending the streetscape to the property line is impractical, the ARB recommends that City Council approves the Variance if the applicant is willing to enter into an easement that would permit the adjoining property owner (4285 Buford Hwy) to complete the missing section of the streetscape at a later date. Page 10 of 11
Attachments: Attachment 1 EXHIBIT A: DCI Plan Book for Dresden Townhomes, dated August 2, 2018 Attachment 2 Application Attachment 3 Location Maps Attachment 4 Recommended ARB elevation conditions Page 11 of 11