Z 21-45 Atlantic Urbana Acquisition Company II, LLC - Detail Plan (District 2)
Submitted By:
Nabiha Ahmed, Lead Development Planner
REQUEST
Approval of a Change in Zoning from Planned Development (PD) District 19-40 for Single-Family Use to a Planned Development (PD) District for Multi-Family-1 (MF-1) Use.
Approval of a Detail Plan for Multi-Family development.
LOCATION 2201 East Miller Road and 2370 East Centerville Road
OWNER
Walnut Park Assembly of God c/o Casa De Me Gloria USA Inc.
PLAN COMMISSION RECOMMENDATION
On November 7, 2022 the Plan Commission, by a vote of eight (8) to zero (0), recommended approval of a Change in Zoning from Planned Development (PD) District 19-40 for Single-Family Use to a Planned Development (PD) District for Multi-Family-1 (MF-1) Use.
The Plan Commission, by a vote of eight (8) to zero (0), also recommended approval of a Detail Plan for Multi-Family development.
STAFF RECOMMENDATION
Approval of a Change in Zoning from Planned Development (PD) District 19-40 for Single-Family Use to a Planned Development (PD) District for Multi-Family-1 (MF-1) Use.
Approval of a Detail Plan for Multi-Family development.
BACKGROUND
The subject property is currently unimproved. The applicant proposes multi-family rental housing in a single-family format on Lot 1. The type of development on Lot 2 is unknown at this time. However, it will require a new Detail Plan through the Public Hearing process.
A Detail Plan was previously approved for a Church on the subject property, but was never constructed.
It should be noted that while MF-0 standards were recently adopted to accommodate horizontal multi-family developments, this application was submitted well before the creation of these standards and the applicant requests to proceed with MF-1 as a base zoning standard. However, applicable deviation requests are noted below.
SITE DATA
The overall site consists of approximately 38.38 acres with 617 lineal feet of frontage along East Centerville Road and 1,044 lineal feet of frontage along East Miller Road. The site plan (Exhibit C) shows two (2) access points from East Miller Road and one access point from East Centerville Road.
USE OF PROPERTY UNDER CURRENT ZONING
The site is zoned Planned Development (PD) District 19-40 for Single-Family Use. As mentioned above, a Detail Plan was approved for a Church, which was never constructed.
CONSIDERATIONS
1. Development and Site Plan
The site plan (Exhibit C) reflects two (2) lots. Lot 1 is intended for 301 multi-family units in a single-family style layout. Units are either stand alone or in a duplex format with no more than two units attached. Six (6) building unit types have been incorporated into the site plan. The approach to the proposed site plan concentrates around circulation leading to the resident's experience of this new neighborhood community. A tree-lined boulevard serves as the primary pedestrian and vehicular route through the site. The main entrance is off Miller Road and a secondary entrance off East Centerville Road. Upon entering this gated community from Miller Road the Amenity Center (Clubhouse) and lush landscaping/hardscaping would be prevalent. If Lot 2 is developed in the future, it is subject to future Detail Plan approval through the public hearing process.
2. Building Separation
The GDC requires all portions of a multi-family dwelling structure must be a minimum of twenty (20) feet from other multi-family dwelling structures. The applicant requests a minimum of ten (10) feet. The proposed layout is single-family/duplex style. Therefore, the required twenty (20)-foot setback will not work for their configuration.
3. Building Setbacks
The GDC requires a side setback of twelve (12) feet when the property is not adjacent to a street. The applicant proposes a minimum of six (6) feet.
4. Parking
The GDC parking requirements are met with this proposal. This development will include carports and detached garages, satisfying the covered parking requirement.
5. Amenities
Clubhouse: Section 2.39 (I) states that a minimum 3,500 square-foot clubhouse must be constructed on site and made available to all residents. The site plan (Exhibit C) notes a 3,500 square-foot clubhouse, which includes a media room, lounge, event room, game room and kitchen.
Swimming Pool: Two swimming pools having a minimum of eight hundred (800) square feet of surface water must be provided for each multi-family development. The applicant proposes one (1) swimming pool with 1,700 square feet of surface water.
Leisure Areas: One leisure area having a minimum area of one thousand square feet, containing at least two (2) pieces of play equipment, or other outdoor amenities (such as, picnic areas with tables, barbeque pits, arbors, or gazebos) must be provided for each multi-family development. The applicant will comply with this requirement by providing a common leisure area, dog park and a playground.
6. Dwelling unit/mix
Minimum dwelling unit size.
Required one-bedroom: 650 square feet Proposed: 635 (A-1) and 900 (A-4) square feet Number of units: 150
Minimum dwelling unit size.
Required two-bedroom: 800 square feet Proposed: 1,080 (B-2), 1,167 (B-3) and 1,239 (B-4) square feet Number of units: 126
Minimum dwelling unit size.
Required three-bedroom: 950 square feet Proposed: 1,391 (C-2) square feet Number of units: 25
7. Screening and Landscaping
The landscape plan (Exhibit D) complies with the applicable landscaping standards per the GDC. A six (6)-foot ornamental fence is proposed along the southern and western perimeter line of Lot 1. The GDC requires a screening wall adjacent to a single-family residential district. The property to the east is zoned Agricultural (AG) District, which allows single-family homes. The applicant requests not to provide any screening wall due to the floodplain.
8. Building Design
This application was submitted prior to the horizontal multi-family standards (MF-0) adopted in the GDC. The building designs from the multi-family standards and single-family standards were applied.
9. Signage
No deviations were requested regarding signage.
10. Transportation
A Traffic Impact Analysis was reviewed by the Transportation Department. Based on the information provided, a second driveway was recommended along East Miller Road. The applicant has provided a second driveway on East Miller Road as reflected on the site plan (Exhibit C).
11. Summary of Deviations
The applicant requests to deviate from Chapter 2 of the GDC. The table below indicated the deviations are as proposed.
Development Standards
Required
Proposed
Analysis
Building Separation
The GDC requires all portions of a multi-family dwelling structure must be a minimum of twenty (20) feet from other multi-family dwelling structures.
The applicant requests a minimum of ten (10) feet.
The proposed layout is single-family/duplex style. Therefore, the required twenty (20)-foot setback will not work for their configuration. It should be noted that the Multi-Family-0 (MF-0) District allows a minimum building separation of ten (10) feet.
Building Setbacks – side setbacks not adjacent to street
12 feet
6 feet
The secondary entry and gate on East Miller Road and East Centerville Road resulted in a six (6)-foot side yard setback not adjacent to a street.
Minimum dwelling unit area for one-bedroom
650 square feet
635 square feet
The proposed minimum dwelling size was designed to meet the needs of a specific market segment.
Screening adjacent to single-family residential district boundary lines
Screening is required.
Not provided
A screening wall is not proposed to the east due to the existing floodplain.
COMPREHENSIVE PLAN
The Envision Garland Plan designates the subject property as Urban Neighborhoods. Urban neighborhoods are higher density residential developments. This residential option may utilize vertical mixed-use integrated into the surrounding area, reflecting the area's dominant character or, when desired, promoting a new character.
Urban neighborhoods are characterized by moderate to high density single-family attached and multifamily residential units, greater than twelve (12) dwelling units per acre.
The proposed development is 11.6 dwelling units per acre. The proposal is generally compatible with the Comprehensive Plan and the development style is appropriate for the area.
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES
The area to the north is zoned Planned Development (PD) District 15-19 for Light Commercial use; the property is developed with a self-storage facility. The property to the east is zoned Agricultural (AG) District; it is currently unimproved. The property to the south, across East Miller Road, is zoned Planned Development (PD) District 14-11; there is a ranch on site and the remaining portion is vacant. However, there is a townhouse application that has been submitted. The property immediately to the west is zoned Community Retail (CR) District and it is currently vacant. The property further to the west, across East Centerville Road, is zoned Planned Development (PD) District 01-17 for Single-Family use and Agricultural (AG) District; these properties are developed with a residential subdivision and a GP&L substation.