Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
REZONING APPLICATION ANALYSIS
ZONING CASE #: Z2017-19 LEGISTAR: #20170455
LANDOWNERS: White Street LLC Richard N. Hubert John J. Smith, Manager 944 Lullwater Road 2295 Towne Parkway Atlanta, GA 30307 Suite 116-215 Woodstock, GA 30189
APPLICANT: Jeremy Rutenberg & Associates, Inc. 214 Greekstone Ridge Woodstock, GA 30188
AGENT: J. Kevin Moore, Esq. Moore, Ingram, Johnson, & Steele, LLP 326 Roswell Street Marietta, GA 30060
PROPERTY ADDRESS: 223 & 271 White Street
PARCEL DESCRIPTION: 16 10140 0290 & 16 10140 0250
AREA: ±1.45 acres COUNCIL WARD: 4B
EXISTING ZONING: OI (Office Institutional) & R-2 (Single Family Residential – 2 units / acre)
REQUEST: PRD-SF (Planned Residential Development – Single Family)
FUTURE LAND USE: CSI (Community Service & Institutional)
REASON FOR REQUEST: The applicant is proposing to construct eighteen (18) single family townhomes on 1.45 acres.
PLANNING COMMISSION HEARING: Tuesday, June 6th, 2017 – 6:00 p.m.
CITY COUNCIL HEARING: Wednesday, June 14th, 2017 – 7:00 p.m.
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
MAP
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
FLU MAP
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
PICTURES OF PROPERTY
White Street frontage near the intersection with Roselane Street
Looking south from White Street towards the stream 4
Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
Roselane Street frontage
Intersection of Roselane and White Streets
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
STAFF ANALYSIS Location Compatibility
Jeremy Rutenberg & Associates, Inc. is requesting the rezoning of two parcels, approximately 1.45 acres in size, at the corner of Roselane and White Streets for the construction of eighteen (18) single family townhomes. These two vacant properties are currently zoned R-2 (Single Family Residential – 2 units/acre) and OI (Office Institutional). The properties across White Street to the north and east are also zoned OI, and are made up of medical offices and vacant parcels. Immediately to the south is vacant property zoned R-2. Argos USA LLC, a cement marketing and production company, operates a facility across Marr Avenue to the west and is zoned HI (Heavy Industrial).
Use Potential and Impacts
The applicant intends to build eighteen (18) rear-loaded townhomes facing White Street. Eighteen (18) units built upon 1.45 acres translates to a density of 12.4 units/acre before taking any proposed right of way donation into consideration. The irregular shape of the site, existing stormwater structures, and stream buffers may impact how many units can actually be accommodated on the site. Also, the density of this development would be higher than densities approved for other developments within the City:
Development Units Acreage Density Powder Springs St 838 40 13.24 3.0 Powder Springs Rd 1400 72 (THs) 8.03 9.0 Canton Rd Townhomes 90 (THs) 13.92 6.5 (Traton) Fort Hill (The Quad) 55 4.57 12 Meeting Park 126 10.88 11.6 Marietta Walk (I&II) 72 + 12 8.42 + 2.181 8 Cambridge Walk 30 4.27 7.0 Montgomery Park 45 10.45 4.3 Manget 149 18.19 8.2 Boston Homes 99 15.5 6.4 Manor Park 36 4.29 8.4
This application would introduce new housing into an area that is optimally located near a major employment center with easy access to the interstate. The few residential homes remaining in the area are sparsely-occupied and many are in disrepair. Residential uses are typically less intense than commercial and industrial zonings; it is unlikely that this development would have a detrimental effect on the area.
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
The future land use designation of these two parcels is CSI (Community Service & Institutional), which is described in the Marietta Comprehensive Plan as being suitable for institutional land uses such as governmental building complexes, police and fire stations, colleges, churches, hospitals, etc. The proposed PRD-SF zoning is not compatible with the future land use of CSI.
It is worth noting that the future land use of the area north of Tower Road was once classified as HDR (High Density Residential) and MXD (Mixed Use Development) as a result of the Church-Cherokee Street Historic District & Kennestone Area Study, adopted in December 2006. The study identified the need for workforce housing around the hospital as a means of alleviating traffic, reducing commute times, and lessening the demand for parking. As portions of the study became outdated and irrelevant, the City reevaluated the future land use of this area to its current designation of CSI in July 2013, after a change in market conditions. Recently the City conducted stakeholders’ meetings to explore allowing a mixture of uses in the hospital area, which could include a residential component.
Environmental Impacts
Given that the subject property is currently undeveloped, any development would substantially increase the amount of impervious surface and runoff. In addition, there are a number of mature hardwood trees on the property. The property contains buffers associated with the nearby stream and the possibility of wetlands. Stream buffer variances or buffer mitigation would likely be necessary to accommodate this design. There is no floodplain or indication of endangered species on the site.
Economic Functionality
This property has been vacant since approximately 2006 when the residential homes, which were zoned R-2, were demolished and the properties rezoned to OI in anticipation of a commercial office project that never commenced. Given the steady growth in the area, there is nothing to indicate that the property is not functional as currently zoned.
Infrastructure
Marietta City Schools anticipates this development will generate eight (8) school-aged children. Although the servicing elementary, middle, and high schools are all nearing capacity, eight additional students should be able to be absorbed into the school system without any negative impact.
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
The 2006 Church-Cherokee Street Historic District & Kennestone Area Study identified a need for more north-south connectivity in the area and recommended that Cogburn Avenue be extended north to Marble Mill Connector (through the center of the subject property), ultimately joining with the Canton Road Connector to the northeast. At this time, there are no funds to implement the transportation projects identified in the recommendations made in the Kennestone Study.
Water, sewer, and electricity provision will be determined later in the engineering process, but is not anticipated to be a problem.
History of Property
In December 2007, the property now known as 271 White Street was rezoned (Z2007-11) from R-2 to OI with several variances and stipulations to construct an office building.
Other Issues
PRD-SF is a site-specific zoning, which requires City Council approval of a detailed plan, including a site layout plan, tree plan, and house elevations, prior to beginning construction. The plan submitted with the rezoning is considered the general plan and is intended to be more conceptual in nature than the detailed plan, which would have to go through the Judicial Legislative Committee at a later time.
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
DATA APPENDIX
CITY OF MARIETTA - WATER
Is a water line adjacent to the property? Yes
If not, how far is the closest water line? ---
Size of the water line? 8 inches
Capacity of the water line? Fire flow test may be required
Approximate water usage by proposed use? Not provided
CITY OF MARIETTA - WASTEWATER
Is a sewer line adjacent to the property? Yes
If not, how far is the closest sewer line? ---
Size of the sewer line? 8 inches
Capacity of the sewer line? A.D.F.
Estimated waste generated by proposed Peak development? Treatment Plant Name? Not provided
Treatment Plant Capacity? Cobb County
Future Plant Availability? Cobb County
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
DATA APPENDIX CONTINUED
DRAINAGE AND ENVIRONMENTAL CONCERNS
Does flood plain exist on the property: No What percentage of the property is in the flood plain? N/A What is the drainage basin for the property? Noses Creek Is there potential for the presence of wetlands as determined by the Yes U.S. Environmental Protection Agency? If so, is the use compatible with the possible presence of wetlands? Yes Do stream bank buffers exist on the parcel? Yes Are there other topographical concerns on the parcel? No Are there storm water issues related to the application? No Potential presence of endangered species in the area? No
TRANSPORTATION
What is the road effected by the proposed change? Roselane St; White St What is the classification of the road? Local; local What is the traffic count for the road? N/A Estimated # of trips generated by the proposed development? 105 daily Estimated # of pass-by cars entering proposed development? 0 daily Do sidewalks exist in the area? No Transportation improvements in the area? No If yes, what are they? N/A
• Project is subject to full site development plan review and permitting requirements. • All intersections, curves, hill crests, and other locations of roadway and alleys must meet AASHTO sight distance requirements. In cases where the sight line is not contained within the right of way or easement, a sight distance easement will be required. Areas of concern include, but are not limited to reduced centerline radii locations, corner lots, tree locations, and access points. These will be further reviewed as part of the site plan review process but warrant comment at this time. • Considered a ”Private Street,” rather than ”Private Driveway,” must satisfy City standards. Pervious pavement not acceptable for travelways; turn-around for passenger vehicles required; accessible parking and path to mail kiosk required; etc, • Entrance must comply with City standards. Gate is too close to Roselane EOP; open swing gate has potential to block driveway for Unit 1; retaining wall has potential to block sight distance when exiting the development; curb ramps, stop sign, stop bar required at pedestrian crossing; minimum curb radii of 25-ft required; minimum distance between curb cuts is 30-ft; etc. • Dumpster area is considered a “hot spot,” thereby making pervious pavement inappropriate and unacceptable. • Proposed sidewalk and grass strip must be fully contained within the public right-of-way. Property line must be no less than 1-ft behind sidewalk. • Portion of proposed fence may require State stream buffer variance. • Other site improvements will require City stream buffer variances. 11
Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
DATA APPENDIX CONTINUED
EMERGENCY SERVICES
Nearest city or county fire station from the 51 development? Distance of the nearest station? 2.0 miles
Most likely station for 1st response? 51
Service burdens at the nearest city fire None station (under, at, or above capacity)? Please include the following notes on your plan: • All buildings shall comply with the Marietta Fire Sprinkler Ordinance, and provide an approved fire protection sprinkler system. • Fire hydrants with water service must be installed within 300 feet of construction before framing begins. • All owners and occupants of improved real property lying within the city are required to post the address of such real property owned or occupied by them with the street address assigned to such property by the City of Marietta, in such manner that said address is clearly visible and legible from the street on which the improvement on such property fronts [Marietta Code 2-6-130]. Numbers shall contrast with their background, and shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12. 7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. [IFC, 2012 Ed., 505.1].
Mail kiosk/visitor parking – Comply with the Georgia Accessibility Code to provide necessary handicap accessibility features, including parking, upright sign, curb ramp, etc.
Gated access shall comply with the requirements of Marietta Code Division 726.03, and shall be equipped with a Knox Switch model 3502 as a means of emergency access.
MARIETTA POWER - ELECTRICAL
Does Marietta Power serve this site? Yes No x
If not, can this site be served? Yes x No
What special conditions would be involved in serving this site?
Additional comments:
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Z2017-19 White St 223 & 271.docx 05/17/2017
Department of Development Services 205 Lawrence Street Marietta, Georgia 30060 Rusty Roth, AICP, Director
DATA APPENDIX CONTINUED
MARIETTA CITY SCHOOLS
Marietta City Schools Impact Assessment:
Elementary School System Servicing West Side Elementary Development: Middle School Servicing Development: Marietta Middle School High School Servicing Development: Marietta High School Capacity at Elementary School: 500 – 600 Capacity at Middle School: 1,300 – 1,400 Capacity at Marietta Sixth Grade Academy: 800 – 900 Capacity at High School: 2,400 – 2,500 Current enrollment of Elementary School: 522 Current enrollment of Middle School: 1,284 Current enrollment of High School: 2,263 Number of students generated by present 0 development: Number of students projected from the proposed 8 development: New schools pending to serve this area: 0
Comments:
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Z2017-19 White St 223 & 271.docx 05/17/2017
TO: Marietta Daily Journal
FROM: City of Marietta
RUN AD DATE: May 19, 2017
CITY OF MARIETTA PUBLIC NOTICE OF REZONINGS
The City of Marietta hereby gives notice that a public hearing will be held on the following by the Planning Commission on Tuesday, June 6, 2017, 6:00 P.M., City Hall, for a recommendation to the City Council at their meeting on Wednesday, June 14, 2017, 7:00 p.m., City Hall, for a final decision to be made.
Z2017-19 [REZONING] JEREMY RUTENBERG & ASSOCIATES, INC. is requesting the rezoning of 1.4 acres located in Land Lots 1014 & 1003, District 16, Parcels 0290 & 0250, 2nd Section, Marietta, Cobb County, Georgia, and being known as 223 & 271 White Street from OI (Office Institutional) and R-2 (Single Family Residential – 2 units / acre) to PRD-SF (Planned Residential Development – Single Family). Ward 4B.
A description and plat of the property sought for the rezoning and future land use assignment are on file in the Planning and Zoning Office, City Hall, and is available for inspection between 8:00 A.M. and 5:00 P.M., Monday through Friday. Anyone wishing to attend may do so and be heard relative thereto.
For additional information please call the Planning and Zoning Office (770) 794-5669.
Accessibility to Meetings: If you believe you may need the City/BLW to provide special accommodations in order to attend/or participate in any of the above meetings, please call Ms. Nicole Curl, ADA Coordinator, at 770- 794-5564 (voice) or 770-794-5560 (TDD) no later than 48 hours before the date of the above meeting.
City of Marietta 205 Lawrence Street Marietta, Georgia 30060 Rezoning
Address Parcel Number Acreage Ward Zoning FLU
223 WHITE ST 16101400290 0.28 4B R2 CSI 271 WHITE ST 16101400250 1.132 4B OI CSI
Property Owner: White Street, LLC / Richard N. Hubert
Applicant: Jeremy Rutenberg & Associates Proposed Zoning: PRD-SF Agent: J. Kevin Moore, Esq. Proposed Use:
Planning Commission Date: 06/06/2017 City Council Hearing Date: 06/14/2017 Case Number: Z2017-19 City of Marietta Planning & Zoning