Title
DRB201400619, Hill Street/Myrtle Street, Hill St. Commons
Body
Item Summary:
New development
Staff Report:
Background
The applicant is requesting to develop vacant land. The new development will consist of 15 attached homes and six townhomes.
Site Plan Analysis
The site plan shows the layout and placement of the proposed building. Five units will face both Hill and Myrtle Streets. The units are clustered in groups of four (with five on Hill) and are separated by either an alley or amenity area.
Landscape Plan Analysis
The landscape plan shows the addition of Armstrong Maple, European Hornbeam, Cryptomeria, Leyland Cypress and Arnold Tulip Tree.
The site requires 65.5 tree density units and the applicant has proposed 67 units.
Elevations
The townhomes are three story red brick with entrances facing the street. The attached homes are two story with siding that have porches fronting Hill Street or the amenity areas for the interior units.
Applicant will bring color and material sample to meeting.
Design Guidelines
The property is located in the Neighborhood Mixed-Use District of the Groveway Community Overlay District. The proposed development is not in compliance with the zoning standards for this area. Applicant will need approval from Roswell Department of Transportation Director for a curb cut within 100 feet of an intersection of two public roads per Section 12.4.51 (3).
Department Comments
Engineering:
· A photometric study shall be submitted with the LDP plans. All street lighting shall designed and installed in accordance with Section 6 of the COR Standard Construction Specifications. Fixtures and layout must approved by RDOT and the City Engineer prior to installation. Lights must be installed prior to final plat approval.
· On the landscape plan, please indicate that durable shrubs and ground covers (Ds3) per Table 6-5.3 in the Manual for Erosion and Sediment Control in Georgia are required on all slopes steeper than 3:1.
· Confirm with USPS whether a centralized mail box will be required for this development and if so show its location with ADA accessibility.
Arborist:
· Provide size and species for the 4 larger existing trees to be removed on tree survey.
· Provide Landscape Performance Bond in the amount of $25,500 prior to LDP permit issuance.
· Show requirement for (2) two-year Landscape Maintenance & Replacement Bond at final acceptance, prior to final C.O.
· Consider adding additional variety by adding Green Giant Arborvitae to the boundary screening trees to compliment the Leyland and Crytomeria.
Transportation:
· The 3 proposed curb cuts along Myrtle Street shall meet the City of Roswell access standard, sections 2.1.5 and 2.1.6 of the City of Roswell standard construction manual (i.e. adequate sight distance; driveways offset distance of minimum 250 feet (measured from driveway centerline to driveway centerline) for driveways on the same side of the street; driveways offset distance of minimum 125 feet or aligned (preferred) for driveways (i.e. Zion Circle) on opposite side of the street.
· Provide sight distance sketches for each proposed driveway.
· The center access, preferably aligned with Zion Circle, shall be a public road with right-of-way extended to the adjacent parcel on the west for future interparcel connectivity, in accordance to the Grove Way concept. The pavement shall not be less than 20 feet wide with 24" curb & gutter each side (section 2.1.3 of the standard manual) or 22 feet wide with no curb and gutter (section 2.2.1.C paragraph 4 of the standard manual). The right-of-way shall not be less than 50 feet (section 2.1.2 of the standard manual).
· Extend the proposed internal north/south access to the south parcel limit to accommodate future interparcel connectivity in accordance to the Grove Way concept.
· Annotate all proposed streets as "public" or "private".
· Annotate the dimensions of the proposed on-street parking.
· Address drainage along Hill Street and Myrtle Street frontages. Verify storm run-off is not retained at the proposed on-street parking spaces. Consider providing an opening between the on-street parking curb and the curb & gutter. Show all proposed drainage structures.
· Verify each proposed streets centerline profile meets the standard specified in section 2.1.4.C of the City of Roswell standard. Provide profile sketch.
· Provide a typical section(s) for the proposed streets.
· Annotate the horizontal centerline curves radius of the proposed streets. The horizontal centerline radius shall be a minimum 42 feet (which is 15 MPH design; section 2.1.4.D of the City of Roswell standard).
· The right-of-way along Hill Street and Myrtle Street frontages shall encompass the proposed multi-use plus a minimum one foot, in accordance to section 2.2.4.A paragraph 4 of the City standard.
· Show/annotate the proposed right-of-way distance from the street centerlines along Myrtle Street and Hill Street frontages.
· Grass strip less than 2 feet between the sidewalk and the back of curb requires City of Roswell Administrator approval (section 2.2.4. paragraph 3).
· Right-of-way at each intersection shall be mitered a minimum 20-foot or parallel the back of curb (section 2.1.2.B of the City of Roswell standard construction manual).
· Performance bond (section 9.1 of the standard manual) is required for improvements in the right-of-way in excess of $5,000. The bond could be addressed at Final plat submittal.
· A builder and HOA maintenance agreement will be required at Final Plat submittal for the proposed pervious pavement with underground detention in the public road. The agreement is mainly for regular maintenance of the pervious pavers to ensure adequate drainage.
· Show a 10' "no vehicular access easement" along Hill Street and Myrtle Street frontages. That is, access to each lot is from interior drive only. The easement shall be measured from the proposed right-of-way line.
Fire: LDP plans must include a fire flow test in accordance with the 2012 edition of the International Fire Code and appendix B,C and D. This will include a 24 hour static test and a flow rate calculation for total GPM at 20 PSI residual. Total flow required can be found in the chart in appendix B.
Building: No comment for DRB, building plans required.
Environmental: No comment.
Recommended Conditions
Staff recommends that this applicant be approved with the following condition:
Applicant must get curb cut approval from RDOT Director during LDP process.
Presented by:
Applicant