Staff Report & Recommendation Rezoning Case RZ-2014-02 Date of Report: June 6, 2014 Report by: Doug Stacks Hearing Dates: Planning Commission June 26, 2014 Mayor and Council July 14, 2014 GENERAL INFORMATION Applicant: Owner: Size: Location: Existing Zoning: Proposed Zoning: Proposed Use: Yellow Fever Group, LLC Multiple (see application) 14.43+ acres Killian Hill Road @ Arcado Road R-1, Residential MU, Mixed Use Residential, Commercial, & Office EXISTING LAND USES & ZONING DISTRICTS To the East: Killian Hill Road To the West (across Hillcrest): Multifamily & Single Family R-2 & R-100 (Gwinnett Co.) To the South: Single Family R-100 (Gwinnett Co.) To the North: Arcado Road ZONING HISTORY The subject property is currently zoned R-1 and has never been developed. The last rezoning request for this property was in 2008. APPLICANT S INTENT The Applicant intends to develop as residential and commercial mixed use. For specifics, see applicant s letter of intent. RESOLUTION REFERENCES Below is the section relating to the proposed zoning. Section 406. MU, Mixed-Use District. 406-1 Purpose and intent. The MU district accommodates creative development alternatives along Lilburn's arterials in appropriate locations in order to promote redevelopment of under-utilized properties and support the transitioning of these areas from primarily low density residential to office, professional, community and neighborhood scale commercial, retail and services. Mixed-use development provides a compatible mix of non-residential uses with housing opportunities within the immediate area, either in the same building or in close proximity, while maintaining a healthy living environment for the residents of the district. Objectives of this district are to:
Encourage the redevelopment of tracts within the city by allowing flexible, innovative and creative concepts in site planning, and the efficient reuse of land in transitioning areas. Provide a stable multiple-use environment compatible with adjacent uses. Protect neighboring properties by allowing less intensive uses adjoining residential uses. This type of development offers a variety of housing options, including varying density multifamily, detached cluster, single family attached units and townhomes, upper floor residential, condominiums and active adult and/or senior housing. Residential products may be stand-alone within the district, incorporated as a component of a mixed-use project; or as an element of a mixed-use building. Transportation impacts are often reduced because fewer residents need to rely on the automobile to get to commercial areas, and walking and bicycling are encouraged. ANALYSIS OF REZONING REQUEST Physical Impacts: The subject property sits vacant and unused. Existing properties on Killian Hill have a mix of uses. From the railroad south, there are mostly commercial, industrial, institutional, nonresidential uses, and other vacant and unused residential properties. The subject property is identified in the 2030 Comprehensive Plan as Mixed Use. The 2030 Comprehensive Plan states that mixed use projects should be located on or near major thoroughfares. According to traffic counts found on Gwinnett DOT s web site, 35,000± pass this site. On Killian Hill Road in front of the property, there are 22,000± cars per day with 19,000+ north of Arcado. On Arcado Road in front of the site, there are 13,000± cars per day with 15,000+ east of Killian Hill. Killian Hill intersection improvements should be complete in August. This intersection improvement was done to help increase congestion at the intersection by creating dual left-turn lanes on Arcado Road at both approaches to Killian Hill. It also includes the addition of a stacking lane northbound for traffic turning into Trickum Middle School with an accompanying sidewalk. As part of this intersection improvement project, the City paid for upgrades to the signal hangers to allow mast-arms. These decorative features eliminate clutter typical of wire signal hangers. A multiuse trail that includes a pedestrian bridge over the railroad tracks connecting to the Greenway Spur at the former Allied Ready Mix plant is in the permitting stage. The project also includes a connection to the existing sidewalk farther north on Killian Hill Road. The applicant proposes transitional uses on the site. The residential portion of the site wraps the commercial. The proposed mix of residential and commercial uses is roughly 60-40. The proposal is a walkable community where residences are located in close proximity to services and retail. Sidewalks and connectivity are provided throughout the site. There is ample room for landscaping, street furniture, green space, and open areas. Economic Impacts: Current tax appraised values on the subject property is approximately $600,000. A conservative estimate of projected value of the property at buildout is $23,000,000. The table below compares property tax revenue. Value Appraised Assessed City Tax Revenue Existing 592,000 236,800 1,054 As Proposed 23,000,000 9,200,000 40,940 These numbers are exclusive of any additional franchise fees, occupation taxes, or other permit fees. Building permits are estimated to be $78,000 for the residential portion and $33,000 for the commercial portion. Staff has consulted the Lilburn Police and Public Works and no adverse impacts are foreseen. The following pages are provided from the City s 2030 Comprehensive Plan regarding Mixed Use.
As part of the rezoning process, the Applicant; the Planning Staff, Planning Commission, and the Mayor and City Council of the City of Lilburn are to analyze the application with respect to each of the matters enumerated in Section 1003-7. Criteria for amendments to official zoning map. The Mayor and Council find that the following standards are relevant in balancing the interest in promoting the public health, safety, morality, or general welfare against the right to the unrestricted use of property and shall govern the exercise of the zoning power. The Applicant s response is attached to this application. Staff s response is as follows: A. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby properties: The proposed mix of residential and commercial uses is roughly 60-40. The proposed use will be suitable in view of the surrounding properties. B. Whether the zoning proposal would adversely affect the existing use or usability of adjacent or nearby property: The applicant proposes transitional uses on the site. The residential portion of the site wraps the commercial. The zoning proposal should not adversely affect the use of the surrounding properties. C. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned: The subject property has a reasonable economic use as currently zoned. D. Whether the zoning proposal will result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or schools: The proposal is a walkable community where residences are located in close proximity to services and retail. Sidewalks and connectivity are provided throughout the site. The proposed use will not cause a burdensome impact on existing infrastructure. E. Whether the rezoning proposal is in conformity with the policy and intent of the Land Use Plan: The proposal conforms to the policy and intent of the Land Use Plan. F. Whether there are other existing or changing conditions affecting the use and development of the property which give supporting grounds for either approval or disapproval of the zoning proposal: High traffic counts, recent intersection improvements, proposed connectivity, and consistency with the comprehensive plan all support approval. Based upon the above considerations, Staff recommends APPROVAL of the request with the following conditions: 1. Provide the Planning & Economic Development Department with more detailed renderings prior to issuance of buiiding permits. To be included in the renderings is a mix of materials, textures, and brick/roof colors. 2. To the maximum extent practical, comply with the requirements of the Lawrenceville Highway Corridor Overlay District. 3. Provide 8-foot wide sidewalks along the Arcado and Killian Hill frontages.
Aerial View of the subject area. Property lines are approximate!
Parcel Map with subject area.