201302991, Goulding, (Front Door Communities), 109 Goulding Place
Item Summary:
Reduction of buffer, building setback and building separation requirements
Staff Report:
Request:
The applicant is requesting 3 variances. The first two variances are to Section 12.5 (d) "Dimensional Requirements" for the Historic District to reduce the required 50 foot setback and 40 foot buffer requirement to 40 feet and 20 feet respectively. The third request is to vary Chapter 9.5 (b) "Principal Building, Separation, and Frontage" to reduce the required distance between residential structures to 20 feet.
Background:
Frontdoor Communities is seeking to purchase and develop the property at 109 Goulding place to build a 41 unit residential community with a mix of detached single family homes and townhomes. There would be 14 detached single family units and 27 townhome units. Most of the detached units would be along an extended Goulding Place while the townhomes would be placed along the southern and western boundary of the development along a newly created road connecting Goulding Place to Windy Pines Trail.
The property is located at the end of Goulding Place, just off of Canton Street, and is located with the Historic District. The property is bounded on the south, west, and north by the boundary of the Historic District. According to Section 12.5 (d) of the Roswell Zoning Ordinance, a 50' setback and 40' buffer are required when a property within the Historic District contains a multi-family us or zoning district. The buffer is only required along the Historic District boundary. In order to accommodate the townhomes on the site they are requesting a variance to reduce the setback to 40' and the buffer to 20'. The reduction of the buffer to 20 feet is for the placement of a retaining wall which will run a long a significant portion of the western boundary.
The final variance is to reduce the required building separation between the townhomes from 30' to 20'. Chapter 9.5 of the Zoning Ordinance requires at least 30' separation between residential structures on the same lot if at least one of them is a two story structure. The submitted site plan shows a distance of 20' between all townhome structures.
There are several issues regarding the site. There are two creeks on the property. One runs along the southern boundary of the property. There is a required 25' State Waters buffer required around the creek, their development does not appear to encroach on the buffer. The second splits the northern portion of the property. It is not delineated on the official stream map of the City and would not have any required buffer. There are also some significant topography issues as the property drops in grade from existing house to the property boundaries approximately 60 feet to 100 feet in places.
As shown in the site plan, the development will preserve the existing historic home, although some alterations may be pursued. Any of those changes, as well as design elements of the buildings, walls, and any other structure will need to be approved by the HPC prior to development.
The Historic Preservation Commission reviewed the variance request at their October 9th meeting. The HPC has also met in several sub-committee meetings to discuss the project as it has been reviewed and revised. As a result of their discussions, the HPC supports the approval of the variance. The excerpt of the minutes from the October 9th meeting is attached as well as a memo from Courtney Lankford, the preservation planner for the City, discussing the results of the other meetings and the HPC's support.
Comments:
City Staff had no comments pertaining to the variances being requested.
There have been several calls, emails, and meetings regarding the proposed variances. Neighboring property owners have expressed concerns with the removal of trees and site disturbance, increased traffic, and the loss of privacy due to the removal of trees and elevated homes. I have attached any letters or emails received regarding comment on these variances and several residents have expressed that they will be attending the meeting.
Applicable Zoning Ordinance(s):
§ Chapter 9.5 (b) - "Principal Building, Separation, and Frontage"
§ Section 12.5 (d)- "Dimensional Requirements"
Micah Stryker, Planner II
Presented by:
Micah Stryker, Planner II