The applicant intends to combine portions of three parcels to result in 27.37 acres to develop a new residential subdivision with overall density (6.8 units/acre) that requires R-2 zoning, as well as Special Use Permit for attached residential townhomes in accordance with recently amended site and architectural standards for attached dwelling units.
The proposed subdivision exhibit includes a mix of approximately 82 single family detached lots and 104 fee-simple (for sale) attached townhome lots for a total of 187 lots. Site plan indicates two access points from Killian Hill Road., a centrally located active recreation area and smaller pocket parks proposed as greenspace.
2019 Comprehensive Plan Character Area Map designates the parcels with frontage on Killian Hill Road as Established Residential. The site plan proposes residential uses but has no abutting residential uses to establish a pattern or average lot size. Zoning Ordinance (Section 402. - R-2) Medium Density Residential district “is intended to provide land areas devoted to moderate density uses consisting primarily of detached single-family uses. Attached single-family dwellings townhomes, duplexes, clustered and cottage housing types and other creative, flexible small lot development designs, and multi-family residential uses may be appropriate where similar uses or densities exist or adjacent to higher density districts. Land areas zoned R-2 are also intended to provide a transition between lower density single-family residential districts and: the MU District; higher density multi-family, and commercial business uses within the U.S. 29 Corridor Overlay, and other non-residential areas. The R-2 district is to be located where there is convenient access to collector streets, major thoroughfares, and the state/interstate highway system.
The attached townhomes proposed are also subject to Special Use Permit with additional architectural and development standards recently established in Article 7, Section 734:
734-1 Standards for all attached residential dwellings.
A minimum of 20 percent of attached units within a building or 20 percent of units within each phase of new development shall accommodate aspects of visitability as a condition of Concept Plan, Development Plan and building plan approval. Examples of visitable homes criteria include but shall not be limited to: a master bedroom with bathroom on the ground floor; or guest bedroom and full bathroom on the ground floor, and one "no-step" entrance into the home. Clear passage through doors and hallways shall be provided according to current GA building code.
734-2 Additional standards for townhomes.
A minimum of three and a maximum of eight units shall be allowed in each row of townhouses
Each building shall consist of a minimum of two alternating roof types, specifically, open gable, boxed gable, dormer, hip, or flat roof lines
No more than two contiguous units shall have the same elevations for the front facade and roofline. Alternating exterior treatments such as porches, balconies, awnings, chimneys, stoops, decks, patios, or terraces shall be required.
Required exterior cladding materials shall consist of a combination of brick, stone, natural wood or cement-based artificial wood siding such as hardiplank, or alternate industry standard durable material.
In addition to the above requirements, townhome developments shall include at least two of the façade features below:
Material or color changes at each change in vertical plane
Decorative patterns on exterior finishes (such as shingles, wainscoating, window box, and similar ornamental features)
A dormer window, cupola, turret, tower, or canopy
A covered porch or balcony
A box or bay window with a minimum 12-inch projection from the façade plane
A 5-foot sidewalk is required and shall be 2 feet off the back of the curb.
All townhomes must be rear entry.
Rear entry garages:
Shall be 20 feet wide
May not be converted into heated interior space without another garage within the building
Require a minimum 18-foot alley width
Shall be 20 feet off required alley
Driveway must provide two external parking spaces (9 ft x 20 ft)
A centralized mail kiosk shall provide an overhead canopy to provide protection from the elements. The kiosk shall be located to accommodate three-cars stacking without blocking a driveway, street, or intersection, or provide three on-street parking spaces for every 100 units served.
Dumpsters whether for trash or recycling shall be screened on three sides and not visible from right of way or private street.
A 30-foot wide landscape strip shall be provided along all exterior street frontages. The landscape strip shall be planted as a no-access easement or enhanced landscape strip in accordance with the Landscape Ordinance and may include a decorative fence/wall and entrance monument.
All utilities shall be underground and located within the right of way or private access/egress/utility easements.
Gas, power, and HVAC utilities and meters shall be located along a side or rear elevation and shall be screened from view from the right of way or private street.
The applicant has proposed a mix of 82 detached and 104 townhomes resulting in an overall density of 6.8 units per acre, below the maximum allowable eight (8) dwelling units per acre in R-2. The proposed plan proposes townhomes adjacent to existing commercial and light industrial uses to the north. Buffers, landscape strips, green space, and setbacks appear to be provided, and all dwelling units are proposed to exceed the minimum 1,400 sf heated area.
The plan seems to demonstrate compliance with most R-2 and SUP development standards. Most detached lots meet minimum lot size (5,000 sf) but a variance is proposed to reduce lot width by 5’ for interior lots. Lot information for townhomes is not conclusive but development review will confirm 2,000 sf lot sizes. An alley is proposed for rear access to approximately forty townhomes (38%) and building elevations illustrate a variety of materials and facades and double-car garages.
Required public notice was provided. Several comments in opposition were recorded during the Planning Commission Public Hearing and a public petition was submitted electronically. Planning Commission recommends denial. Lilburn Police and Public Works anticipate no significant adverse impacts.
Based upon the above considerations, staff recommends APPROVAL of RZ-2020-01 for R-2 Zoning and APPROVAL of SUP-2020-03 for fee simple attached townhomes WITH CONDITIONS attached in Exhibit A.