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COUNCIL AGENDA REPORT
FROM:
Kathi Cook, Community Development Director
Prepared by: Richard McLeod, Senior Planner
SUBJECT:
CLUP-15-03/Z-15-03/V-15-04
Kimball Bridge-Northwinds
PLANNING COMMISSION:
April 2, 2015
CITY COUNCIL:
April 27, 2015
RECOMMENDATION:
Deny CLUP-15-03/Z-15-03/V-15-04 John Weiland Homes and Neighborhood
request for a Land Use amendment, Zoning change, and Variance to build
130 homes of detached and attached single family homes.
March 27, 2015 Page | 1
If approval is considered, the following conditions are recommended:
1.
The property to be rezoned shall have an “R-8A/D”zoning
classification.
2.
The Land Use classification shall be “High Density Residential” with
a maximum density of 4.8 units per acre.
3.
Project shall be developed substantially as shown on site plan dated
2/3/2015 and prepared by Ridge Planning and Engineering.
4.
Developer shall dedicate and construct five lane extension of
Northwinds Parkway between Kimball Bridge Road and the northern
property line. Roadway shall be constructed in accordance to the
plans and specifications developed by the North Fulton CID and
provided by the City. Impact fee credits will be provided for the curb,
gutter, and structural section of the roadway.
5.
One full movement access to site shall be provided at an intersection
along Northwinds Parkway approximately 600 feet from the
intersection with Kimball Bridge Road. Additional access drives to
Northwinds Parkway may be allowed subject to approval by the
Community Development transportation engineering staff.
6.
All buildings shall be connected to the collector street system with
trails and paths.
7.
Pedestrian scale lighting, benches, bicycle parking and gathering
spaces shall be incorporated throughout the development.
8.
Site drainage shall accommodate roadway stormwater.
9.
Median islands, roadway streetscape and pedestrian scale lighting
along Northwinds shall be maintained by the development HOA.
10.
Landscaping along Kimball Bridge Road shall create heavy
screening with a mixture of deciduous and evergreen species.
Landscape strip along Northwinds and Kimball Bridge Road shall be
20’ minimum.
11.
Applicant shall address screening homes from the cell tower and
office site to the north. A 25’ foot heavy landscape buffer shall be
required along the northern property line.
12.
The site needs more useable open space on both sides of
Northwinds Parkway. Passive park area shall be graded where
feasible to provide useable green space area for development.
Greenspace goal for the development should be approximately 3.8
acres.
13.
Visible privacy fence shall be prohibited along Northwinds Parkway
and Kimball Bridge Road.
March 27, 2015 Page | 2
14.
Street along Kimball Bridge Road to include an 8 feet sidewalk, 6 foot
planting area, 2 foot curb and gutter, 4 foot bike lane, and 11 foot
travel lane.
15.
Driveways shall be a minimum of 18 feet from sidewalk to structure
where present.
16.
Plan shall be redesigned around #004 (27” Water oak) and #016 (30”
White oak).
17.
Units that front GA-400 and the amenity center shall not have any
outdoor spaces such as decks or porches that face GA-400.
18.
Architecture shall be substantially similar to that which was
submitted, with final approval by Staff.
REPORT-IN-BRIEF
The applicant, John Weiland Homes and Neighborhood, is requesting a land use
change from “Corporate Campus Office” to “High Density Residential”, a change
in zoning for the 26.77 acres from R-1, R-4A, R-12 and AG to R-8 A/D in order to
build 130 attached and detached homes at a density of 4.8 units per acre.
Variances to the front and rear setbacks and lot width reductions are requested
as well. Requested variances include a reduction in front setback from proposed
Northwinds Parkway from 65 feet to 35 feet; reduce lot width from 50 feet to 40
feet; reduce minimum lot size from 4500 square feet to 3200 square feet; reduce
buffer on northern property line from 50 feet to 15 feet; allow grading within the
buffer on north and west property lines; and allow grading and replanting in last
20 feet of the GA 400 buffer.
DISCUSSION
The submitted request, if approved, will allow John Weiland Homes and
Neighborhood to construct 130 detached and attached single family lots. The
density is 4.8 units per acre on the 26.7 acres.
The property is located north of Kimball Bridge Road and immediately west of
GA-400. The surrounding properties to the north and south are zoned O&I;
Properties to the west are zoned AG.
The site plan submitted depicts a mixture of detached and attached housing on
the east and west side of the property. Homes along the new Northwinds
Parkway section are shown fronting Northwinds with rear access. Townhomes
are shown along Kimball Bridge frontage. The site plan shows the Northwinds
Parkway in its current location with 4 lanes built to their southern access and
then it narrows down to two lanes towards their northern property line. Staff
proposes that if the request is improved than the entire roadway section be
competed to their northern boundary. Impact fee credits would be provided.
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The applicant is requesting the northern buffer be reduced from 50 feet to 15
feet. This reduced buffer will be graded and replanted and will be heavily planted
to ensure privacy for the homeowners. (The buffer to the north is slightly downhill
from the Greenstone Offices projects that have yet to be build.) However, the
Parkway 400 Master Plan to the north was approved for up to 630,000 square
feet of office on 17.95 acres and a parking structure up to 4 stories tall is
proposed to the north with only a 10 foot separation. Therefore, if approved Staff
is recommending a minimum 25’ planted landscape buffer instead of the 15’
proposed.
Grading within the outer 20 feet of the 120 feet buffer along GA-400 is requested
to avoid building 4 foot to 8 foot walls for the existing topology. There will be no
structures built in the buffer and it will be heavily replanted.
Landscape along Kimball Bridge Road and the future Northwinds Parkway
should be heavily landscaped. The setback from future Northwinds Parkway is
requested to be reduced from 65 foot to 35 feet because the homes will face the
roadway and be rear loaded. Landscape strips along Kimball Bridge Road and
Northwinds Parkway should be a 20’ minimum. The total strip (landscape and
setback) between the right of way and the units will be 70 feet on Kimball Bridge
Road and 45 feet on the future Northwinds Parkway.
The following setbacks for the development are proposed to be:
Front setbacks10 feet
Side setbacks5 feet (by lots or by street)
Rear setbacks0 feet with alley
Rear setbacks10 with no alley
A variance for minimum lot standards is requested in order to permit 3200 square
foot lots instead of the minimum 4500 required. A lot width variance of 40 feet
down from 50 feet is requested for the detached lots and the attached unit width
requested reduction is from 30 feet in order to permit 22 feet.
The walkability of the area is quite remote but it would add a new neighborhood
in the middle of two office environments, Northwinds and Parkway 400 which
could provide the opportunity for someone to walk to their office. The distance
from Kimball Bridge Road to Avalon is 2600 feet which is also walkable.
Traffic resulting from the proposed development was also assessed. It is
expected that over 1,000 vehicle trips will be generated on a typical weekday
with over 100 vehicle trips occurring in the PM Peak hour. In contrast, if the
26.77 acre site was built-out according to the Future Land Use Plan with O-P
zoning to its maximum potential it is anticipated that 910,000 square feet of office
(comparing to approved Parkway 400 approved density) could be built. The
traffic generated from such an office development could produce over 10,000
vehicle trips per day with approximately 1,300 occurring in the peak hours.
March 27, 2015 Page | 4
Residential development is known to increase school enrollment. Fulton County
calculated the potential maximum number of children who may live on the
property by using the Fulton County schools standard calculation to distinguish
the number of children that a residential development will generate. The
following chart outlines these figures:
FULTON COUNTY SCHOOLS
AVERAGE SCHOOL AGE CHILDREN PER HOUSEHOLD
BASED ON HOUSING TYPE
Single Family Home/Townhome Average # 131
Manning Oaks Elementary School
7 - 72
Northwestern Middle School
2 - 23
Milton High School
6 - 34
Based on the total figure for all three-school levels, it can be assumed that the
proposed development could house approximately 15 - 129 school age children.
Manning Oaks Elementary can meet demand for first 46 students however;
Northwestern Middle School and Milton High are shown to be over capacity.
STANDARDS FOR ZONING CHANGES
The Planning Commission and the City Council shall consider the following
standards in considering a rezoning application, giving due weight or priority to
those factors particularly appropriate to the circumstances of each application:
a.
Whether the zoning proposal will permit a use that is suitable in view of
the zoning use and development of adjacent and nearby property.
Adjacent property is zoned for multistory office and parking decks. The requested
zoning requires several variances from lot sizes and widths in order to achieve
desired density. There may be impacts to the residential use with the proximity to
Georgia 400.
b.
Whether the zoning proposal will adversely affect the existing use or
usability of adjacent or nearby property.
The proposal should not impact adjacent property; however the applicant is
proposing the rear of the homes within 15’ of the future parking deck within
Parkway 400.
c.
Whether the zoning proposal will adversely affect the natural environment.
As proposed the development will negatively affect the property as there are few
trees to be saved. Conditions are recommended that will require tree save.
d.
Whether there are substantial reasons why the property cannot or should
not be used as currently zoned.
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The property is currently zoned R-1, R-4A, R-12 and AG permitting the
construction of homes of varying from 12,000 square feet and larger lots.
e.
Whether the zoning proposal will result in a use that will or could cause an
excessive or burdensome use of public facilities or services, including but not
limited to existing streets and transportation facilities, schools, water or sewer
utilities, and police or fire protection.
This use will create additional school crowding. However, traffic compared to
office will be lighter with 1,250 peak hour trips with office and 130 peak hour trips
with residential.
f.
Whether the zoning proposal is supported by new or changing conditions
not anticipated or reflected in the existing zoning on the property.
The proposal is supported by new or changing conditions such as Avalon and
Gwinnett Tech which the residents can walk to.
g.
Whether the zoning proposal reflects a reasonable balance between the
promotion of the public health, safety, morality or general welfare against the
right to unrestricted use of property.
Not applicable, Future Land Use depicts Corporate Campus Office.
h.
Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
The current zoning would only permit the construction of 12,000 square foot lots
and even bigger lots.
i.
The extent to which the zoning proposal is consistent with the
Comprehensive Plan.
Property does not meet the Comprehensive Land Use plan which is Corporate
Campus Office.
COMPREHENSIVE LAND USE PLAN
The Unified Development Code Section 4.1.3 STANDARDS FOR CLUP
AMENDMENT APPROVAL provides criteria for consideration when evaluating a
request for a CLUP amendment as listed below:
A. The extent to which a change in the economy, land use or development
opportunities of the area has occurred.
There have been several requests in the past to change property depicted in the
Future Land Use Plan as office in order to allow residential. Additional area
March 27, 2015 Page | 6
needed for residential development has been identified in the Downtown Master
Plan area, because of the walkability.
B. The extent to which the proposed designation is in compliance with the goals
and policies of the Plan.
The Comprehensive Land Use Plan discusses the goal which assures that
people who work in Alpharetta have the opportunity to live in Alpharetta by
maintaining a housing to jobs balancing. However the Comprehensive Land Use
Plan also provides goals of preserving Corporate Campus Office environments.
C. The extent to which the proposed designation would require changes in the
provision of public facilities and services.
The designation would not require changes to public facilities and services.
D. The extent to which the proposed designation would impact the public health,
safety, and welfare.
The proposal would not impact the public health, safety and welfare.
E. The extent to which additional land area is needed to be developed for a
specific type of use.
N/A
F. The extent to which area demographics or projections are not occurring as
projected.
Demographics and projections have not changed for the area.
CONCURRENCES
City Staff has reviewed the applicant’s proposal and is of the opinion that the
submitted request cannot be supported.
City Staff has reviewed the applicant’s proposal and has the following concerns:
1. Future Land Use: The property could be developable for office development. The
site plan depicts too many variances to the R-8A/D classification, there is
concern if approved, and the property will be the closest single-family
development to Georgia 400 with potential negative impacts from highway
noise.
2. Location: The location is not within a walkable community and adjacent to 400
which is not conducive to detached residential.
3. Community Impact: Fulton County schools identified that 15 to 129 students
would reside on the property.
March 27, 2015 Page | 7
CITIZEN PARTICIPATION PLAN
The applicant notified everyone within 500 feet of the intent for the property. The
report submitted stated that no concerns were received.
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