planning and development department case report

Planning Commission Advertised Public Hearing Date: 9/7/2021 Board of Commissioners Advertised Public Hearing Date: 9/28/2021

Location Map

PLANNING AND DEVELOPMENT DEPARTMENT CASE REPORT

Case Number: RZR2021-00038 Current Zoning: RA-200 (Agriculture-Residence District) Request: Rezoning to R-100 (Single-Family Residence District) Address: 2367 Rabbit Hill Circle Map Number: R7018 004 Site Area: 1.49 acres Lots: 2 Proposed Development: Single-Family Detached Subdivision Commission District: District 3 – Commissioner Watkins Character Area: Emerging Suburban Staff Recommendation: APPROVAL WITH CONDITIONS

Subject Site

Surrounding Zoning

Applicant: Randy Matheny 128 Forrester Road Maysville, GA 30558

Owner: Mardis Shackelford 2367 Rabbit Hill Circle Dacula, GA 30019

Contact: Randy Matheny Contact Phone: 770.519.9061 Zoning History The subject property is zoned RA-200 (Agriculture-Residence District). In 1996, the subject property was granted a special use permit for a permanent mobile home, pursuant to SUP-96-098. No prior rezoning requests are on record for this property. Existing Site Condition The subject site is a 1.49-acre developed lot located north of Rabbit Hill Circle east of its intersection with Nichols Road. A single-family residence, an accessory structure, and two detached enclosed garages with an adjacent concrete car pad exist on the property. The subject site is heavily wooded along the north property line. Driveway access is provided along Rabbit Hill Circle. Sidewalks do not exist along the property frontage. The nearest Gwinnett County transit stop is located 5.81 miles from the subject site. Surrounding Use and Zoning The subject site is surrounded by existing residences on large lots, and lots within a single-family detached subdivision. Sugarloaf Parkway extension from the Gwinnett County Long Range Road plan is located to the east of the subject property. The following is a summary of surrounding uses and zoning:

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Project Summary

The applicant requests a rezoning of a 1.49-acre property zoned RA-200 to R-100 for a single-family subdivision, including: Two lots, Tract 1 and 2, with lot sizes 39,500 square feet and 25,500 square feet. Individual driveways onto Rabbit Hill Circle. One new single-family detached residence on Tract 1. The existing home, accessory structure, and its existing driveway to remain on Tract 2. Architectural elevations and the size of the new home were not provided by the applicant.

Zoning and Development Standards

The applicant is requesting a rezoning to R-100, Single-Family Residence District. The following is a summary of applicable development standards from the Unified Development Ordinance (UDO):

Internal and External Agency Review

In addition to these Development Standards, the applicant must meet all other UDO requirements related to infrastructure improvements. Internal and External agency review comments are attached (Exhibit D). Standard site and infrastructure improvements will also be required related to transportation, stormwater, water, and sewer utilities. Recommended improvements not already required by the UDO have been added as staff recommended conditions.

Staff Analysis

Rezoning Request Analysis: According to the UDO, if a proposed amendment is for the rezoning of property and involves a change in zoning classification the Department shall evaluate the request and make a recommendation with respect to the standards governing exercise of zoning power as defined in Section 270-20.5. After this evaluation, staff makes the following findings based on the standards from the UDO:

Location Land Use Zoning Density Proposed Single-Family Residential R-100 1.34 units per acre

North Single-Family Residential RA-200 0.06 units per acre East Single-Family Residential RA-200 0.64 units per acre

South Single-Family Residential R-100 CLU 2.16 units per acre West Single-Family Residential RA-200 1.3 units per acre

Standard Required Proposed Meets Standard? Building Height Maximum 35’ Maximum 35’ YES

Front Yard Setback Minimum 35’ >35’ YES Side Yard Setback Minimum 10’ >10’ YES Rear Yard Setback Minimum 40’ > 40’ YES

Lot Size Minimum 25,500 sq. ft. (septic) 25,500 sq. ft. YES Lot Width Minimum 100’ Minimum 104.94’ YES

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A. Whether a proposed zoning will permit a use that is suitable in view of the use and development of adjacent and nearby property.

The site is surrounded by residentially and agriculturally zoned single-family homes on acreage and single-family subdivision development. Single-family subdivisions in this area are high in density. The proposed rezoning will not increase the density in this area and will integrate well into the surrounding context.

B. Whether a proposed rezoning will adversely affect the existing use or usability of adjacent or

nearby property.

Approval of this request will not create a negative impact on the surrounding properties.

C. Whether the property to be affected by a proposed rezoning has a reasonable economic use as currently zoned.

The property, as currently zoned, has a reasonable economic use.

D. Whether the proposed rezoning will result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or schools.

A minimal impact on public facilities is anticipated in the form of traffic, utility demand, and stormwater runoff. However, with appropriate conditions and site development requirements these impacts would be mitigated. A minimal impact is anticipated on school enrollment. Agency review comments related to any potential improvements, related to this request, are attached (Exhibit D).

E. Whether the proposed rezoning is in conformity with the policy and intent of the Unified Plan and Future Development Map.

The 2040 Unified Plan Future Development Map indicates that the subject property lies within the Emerging Suburban Character Area. This designation is intended for areas that have not yet matured but are expected to experience growth in the future. The creation of two single-family lots is appropriate at this location.

Surrounding Future Land Use

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F. Whether there are other existing or changing conditions affecting the use and development of the property which give supporting grounds for either approval or disapproval of the proposed rezoning.

The nearby areas are developed with single-family homes. The proposed development would be consistent with the existing zoning pattern.

Staff Recommendation Based on the staff’s evaluation of the request and the standards governing exercise of zoning power, the Department of Planning and Development recommends APPROVAL WITH CONDITIONS of the rezoning request. Staff Recommended Conditions Approval as R-100 (Single-Family Residence District) for a single-family detached subdivision, subject to the following conditions:

1. The proposed development shall be constructed in general conformance with Exhibit B: Site Plan dated received June 30, 2021 by the Department of Planning and Development for no more than two lots.

2. New buildings shall be constructed of brick, stone, and/or fiber-cement siding.

3. New dwellings shall at least have a double car garage.

4. Natural vegetation shall remain on the property until the issuance of a building permit or development permit.

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Exhibits:

A. Site Visit Photos B. Site Plan C. Letter of Intent and Applicant’s Response to Standards D. Internal and External Agency Review Comments E. Maps

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Exhibit A: Site Visit Photos

View of Property from Rabbit Hill Circle

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View of Property from Existing Driveway

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Exhibit B: Site Plan

[attached]

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GWINNETT COUNTY

PLANNING AND DEVELOPMENT

RECEIVED

6/30/2021 1:20PM

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Exhibit C: Letter of Intent and Applicant’s Response to Standards

[attached]

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GWINNETT COUNTY

PLANNING AND DEVELOPMENT

RECEIVED

6/30/2021 1:20PM

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Exhibit D: Internal and External Agency Review Comments

[attached]

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Revised 3/10/2021

Department of Planning and Development TECHNICAL REVIEW COMMITTEE

TRC Meeting Date: Department/Agency Name:

Reviewer Name: Reviewer Title:

Reviewer Email Address: Case Number: Case Address: Comments: YES NO

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Recommended Zoning Conditions: YES NO 1

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Note: Attach additional pages, if needed

07/14/2021

STORMWATER PLAN REVIEW

RINDA GROOMS

ENGINEER IV

[email protected]

RZR2021-00038

2367 RABBIT HILL CIRCLE

FYI, ANY SINGLE FAMILY PARCEL WITH AN IMPERVIOUS AREA GREATER THAN 5,000-SF WILL REQUIRE WATER QUALITY REGULATIONS BE MET.

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Residential Rezoning Impact on Local Schools

Local Schools to be Impacted by Requested RezoningCase# Elementary School Middle School High School

Yr 2021-2022 Yr 2022--2023 Yr 2021-2022 Yr 2022-2023 Yr 2021-2022 Yr 2022-2023

BRD2021-00002 no impact no impact no impact no impact no impact no impactCIC2021-00019 no impact no impact no impact no impact no impact no impactCIC2021-00020 no impact no impact no impact no impact no impact no impactCIC2021-00021 no impact no impact no impact no impact no impact no impactSUP2021-00053 no impact no impact no impact no impact no impact no impactSUP2021-00055 no impact no impact no impact no impact no impact no impactSUP2021-00056 no impact no impact no impact no impact no impact no impactSUP2021-00057 no impact no impact no impact no impact no impact no impactSUP2021-00058 no impact no impact no impact no impact no impact no impactRZC2021-00020 no impact no impact no impact no impact no impact no impactRZC2021-00021 Woodward Mill ES Woodward Mill ES Twin Rivers MS Twin Rivers MS Mountain View HS Mountain View HSRZC2021-00022 no impact no impact no impact no impact no impact no impactRZM2021-00031** Mason ES Mason ES Hull MS Hull MS Peachtree Ridge HS Peachtree Ridge HSRZM2021-00033 Woodward Mill ES Woodward Mill ES Twin Rivers MS Twin Rivers MS Mountain View HS Mountain View HSRZM2021-00034 Mason ES Mason ES Hull MS Hull MS Peachtree Ridge HS Peachtree Ridge HSRZM2021-00035 Rock Springs ES Rock Springs ES Creekland MS Creekland MS Collins Hill HS Collins Hill HSRZM2021-00036 Alford ES Alford ES Richards MS Richards MS Discovery HS Discovery HSRZR2021-00032 Patrick ES Patrick ES Twin Rivers MS Jones MS* Mountain View HS Seckinger HS*RZR2021-00033 no impact no impact no impact no impact no impact no impactRZR2021-00034 Patrick ES Patrick ES Twin Rivers MS Jones MS* Mountain View HS Seckinger HS*RZR2021-00035 Magill ES Magill ES Grace Snell MS Grace Snell MS South Gwinnett HS South Gwinnett HSRZR2021-00036 Ivy Creek ES Ivy Creek ES Jones MS Jones MS Mill Creek HS Seckinger HS*RZR2021-00037 Rosebud ES Rosebud ES Grace Snell MS Grace Snell MS South Gwinnett HS South Gwinnett HSRZR2021-00038 no impact no impact no impact no impact no impact no impactRZR2021-00039 Alcova ES Alcova ES Dacula MS Dacula MS Dacula HS Dacula HSRZR2021-00040 Cooper ES Cooper ES McConnell MS McConnell MS Archer HS Archer HS

Prepared for use in the September 2021 Board of Commissioners Meeting

**GCPS impact provided last month*Seckinger HS Cluster Opening 2022-2023 School Year

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Exhibit E: Maps

[attached]

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Printed: July 14, 2021

7-23

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5-273

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RZR2021-00038

Printed: July 14, 2021 SUBJECT SITE AND SURROUNDING ZONING

EmergingSuburban

Municipalities

7-23

NIC

HOLS

VALL

EYDR

WHITE ASTER LN

VALLEYGLEN

DR

HURRICANE SHOALS RD

APALACHEE

CRUCIS LN

ALDE

RTR

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CAPE IVEY DR

BANNER

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MISTY ROCK CV

NICHOLS

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GRAND IVEY PL

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RIVER

COVECT

ASH

ROSE

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VALL

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NICHOLS

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MISTY RIVER CT

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INDIAN IVEY LN

DACULA RD

NICHOLSRD

ACORN LN

AMBROSIACT

CASHIERS RD

RABBIT HILL CIR

WILD IRIS LN

OLD PEACHTREE RD

ALDER TREE WAY

RABBIT HILL CIR

DACULA

2- 17- 21

7- 22

7- 19

7- 18

5-3047- 17

5-273¯ 0 600300

Feet

RZR2021-00038

Printed: July 14, 2021 2040 UNIFIED PLAN FUTURE DEVELOPMENT CLASSIFICATION

lgwitter

Received

planning and development department case report

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