THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT Zoning Board of Appeals Public Hearing  December 17, 2024  Petition Number: Applicant: Owner: ProjectLocation: Current Zoning: Acreage: Staff Recommendation: Variance Request:  V24-006 Todd Hayley, PEC+ 5526 Hillandale Drive 16 0560 01001 +/-77.80  Salem Baptist Church INC. (Pastor Jasper W. Williams, Jr.)  C-1 (Local Commercial) & I-20 Overlay District Tier 1  Approval w/ conditions  This applicant seeks a variance to Article 3, Division 33, Section 3.33.12.A, "Architectural. Regulations" fort the approximately 77-acret tract known as 5526 Hillandale Drive, Parcel ID 16056001. The variance would waive the requirement for 100% ofr roadway-facing facades to be comprisedofBrick or Stone and would pemitamixofmaterials: including cementitious siding, and board and batten, in addition tol brick or stone.  Current Use  The property is developed as a place of worship housing two structures on the land at 5526 Hillandale Drive, Stonecrest, Georgia 30058. The main building is a two-story sanctuary with a basement level that host worship services at llam each Sunday for parishioners. The church has weekly administrative office hours on Tuesday and Friday from 9am - lpm. Construction oft the primary sanctuary started in 1999 and was completed in 2003. Its square footage is 84,400 sq. ft. The secondary building located on the campus is a 15,000 sq. ft. food pantry for charitable contributions to low-income families, working families, and individuals in need experiencing food insecurity within their household. The food pantry is open for distribution on Tuesday and Thursday from 10am - lpm. Further resource assistance for social services is through the outreach ministry networking with local  community centers. Zoning and Case History rezone the property to C-1.  The site is zoned C-1 Local Commercial. The subject property has a prior zoning case: file # Z-74040 request to  Page 1  Variance Petition : V-24-000006 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  IMAGES  5526 Hillandale Drive. Lithonia, GA 30058  City Map of Stonecrest, GA GIS & Dekalb County GIS Map Viewer Systems  AhD  Existing Conditions  The parcel is 77.80 acres ofl land. It's located at the intersection of Panola Road, Snapfinger Woods Drive, and extends to Hillandale Drive with exclusion of an out-parcel at the intersection of Panola Road and Hillandale Drive. The: site has several addresses 2750 Panola Road, 5460 Hillandale Drive, and 5526 Hillandale Drive. The official address for the overall boundary oft the land is 5526 Hillandale Drive under parcel identification number 16 056 01 001. The land houses two buildings on the site. The primary building development started in 1999 and was completed in 2003 as a place of religious worship (church). It has an associated address of 5460 Hillandale Drive. The church is an 84,400 square foot building with 261,500 square feet ofi impervious surface area for stripped off-street parking with landscape islands and strips. It has direct ingress/egress access from Hillandale Drive. It has two additional access management points provided through a private roadway J. W. Williams Sr Lane and Hillandale Drive intersection, and J.W. Williams Sr Lane and Snapfinger Woods Drive intersection. In addition to the church, a secondary building on the site is a 15,000 square foot structure used as a food pantry with a paved parking lot, and a detached accessory structure. The food pantry associated address is 2750 Panola Road and its access is direct from Panola Road public right-of-way. A greater portion of the land +/-42.38 acres is heavily wooded. The site consists of wetlands with three individual river stream tributaries  Page 2  Variance Petition : V-24-000006 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFFI REPORT  running through its boundary. Currently, the site carries a sanitary sewer easement and is within proximity to  additional utility easement access.  Variance Request  The applicant seeks a variance from the City of Stonecrest, Zoning Ordinance, Article 3, Division 33, Section 3.33.12. A. "Architectural Regulations" to eliminate the requirement for alll building facades visible from the public street "shall" consist of concrete, stone, brick or stucco, to allow for all building unit facades facing Snapfinger Woods Drive to consist ofa' "mix" of materials to include cementitious siding, board and batten in  addition to the concrete, stucco, stone and brick.  Page 3  Variance Petition: : V-24-000006 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  Figure 1: Site Plan for V-24-000006- 5526 Hillandale Lithonia, GA  VARIANCE REOUESTED.  SNAPFINGERWOODS DROPANOLAROAD HILLANDALED DRIVE  SRAPHAGER woong    YST m  MR,INC. MSIONS    A  VARIANCE PLAN V1  Page 4 Variance Petition: : V-24-000006 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  APPLICABLE CODE REQUIREMENTS City of Stonecrest Zoning Ordinance (Chapter 27): Sec. 3.33.12.-1 Architectural regulations.  The following architectural regulations shall apply to all uses and structures within the I-20 Corridor Overlay District. The architectural style within the I-20 Corridor Overlay Districts shall be governed by the I-20  Corridor Design Standards.  A. Alll building facades visible from thej public street shall consist of concrete, stone, brick or stucco. B. Architectural accents, where utilized, shall consist ofnon-reflective glass, glass block, natural C. Seventy-five percent of the width of the front facade oft the building at the ground level shall E. All exterior painted surfaces, where visible from the public street, shall be painted in earth tones. Colors shall be non-primary colors, including darker and cooler shades of green, red such as brick, F. Burglar bars and steel roll-down doors or curtains shall not be visible from the public street. G. Service bays for automobile service and repair uses shall be designed so that the openings of H. Chain link fences shall not be visible from the public right-of-way and metal or temporary I. Dumpsters shall not be visible from the public street and shall be fenced or screened SO as not to J. Fabric and canvas awnings and all other building materials must be of durable quality and shall be  stone, pre-cast concrete, brick, terra cotta, stucco or wood. D. Roofmaterials shall not consist of any reflective surface.  consist offenestration.  yellow including beige, and lighter shades oft brown including tan.  service bays are not visible from a public street. awnings are not permitted within the district. be visible from any adjoining residential district. compatible with materials used in adjoining buildings.  The applicant is seeking to waive the requirement for 100% ofi roadway-facing facades to be comprised of Brick or Stone and would permit ai mix of materials including cementitious siding, and board and batten, in addition to  brick or stone.  VARIANCE CONSIDERATIONS  Following are the specific considerations listed in Sec 7.5.3 oft the Stonecrest Zoning Ordinance that must be considered by the Board of Zoning Appeals to grant a variance. These considerations include:  Page 5  Variance Petition : V-24-000006 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  (I)_By reason of exceptional narrowness, shallowness, or shape of a specific lot, or by reason of exceptional topographic and other site conditions (such as, but not limited to, floodplain, major stand oft trees, steep slope), which were not created by the owner or applicant, the strict application of the requirements of this chapter would deprive the property owner of rights and privileges The installation of Snapfinger Woods Drive through the original land mass by DeKalb County created an exceptional characteristic for the lot. The lot is exceptionally long extending 2,400 linear feet parallel to Snapfinger Woods Drive public right-of-way. It has natural features' of three individual river stream tributaries running sporadically through its boundary. The topographic elevation intervals change throughout the lot and within a portion oft the land that reaches a depth with a steep slope. The land also has a deeply wooded masked landscape. The lot is currently a legal lot ofrecord within DeKalb County GIS database with the noted attributes. The historic characteristics of the lot render portions of the land unusable for building footprints and impervious surfaces. Due to the extenuating circumstances oft the lot street frontage and other conditions, the layout ofthe sitel has faced challenges with its design. Todevelop the site with a sustainable community, construct economically feasible units, promote engagement of street facing aesthetics and beautification along the main thoroughfare for a blended mixed develop with the northern parcel and existing senior tower adjacent to the subject lot, strict application of Sec. 3.33.12. A.-Architectural Regulations would unduly impact the applicant to no cause oft the applicant's actions. (2) The requested variance does not go beyond the minimum necessary to afford relief and does not constitute a grant of special privilege inconsistent with thel limitations upon other properties in the The request does not go beyond the minimum necessary to afford reliefnor grant special privilege to the applicant. Development of surrounding properties are afforded the same and/or similar opportunity to seek reliefofextenuating and/or exceptional hardships unduly to no cause oft their own. The applicant has presented a reasonable request to seek reliefas just cause for the lot conditions that impacts the development layout of the subject site due to the extremeness of the lot length abutting the right-of-way (Snapfinger Woods Drive), and unusable land area because oft the floodplain located on-site.  enjoyed by other property owners in the same zoning district.  zoning district in which the subject property is located.  (3) The grant of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the zoning district in which the subject property is located.  Page 6 Variance Petition : V-24-000006 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  The granting of the variance assists to create a new housing community scaled proportionately for its acreage with adequate infrastructure to support the housing units and accessory uses for amenities. The traffic calming patterns will aid to reduce speed travel along the main thoroughfare and addresses public safety concerns. Installation of pedestrian sidewalks and walkways internal and external to the development further assists with creation of pedestrian friendly neighborhood. No use is proposed that creates unmanageable noise levels, fumes, odors, and/or combustion that's impacts the standard quality oflife for daily living. Thej proposed development aligns with the current zoning classification ofC-1 and  future land use designation ofUrban Neighborhood.  (4) The literal interpretation and strict application of the applicable provisions or requirements of The strict application of the architectural requirements causes undue hardship as the linear footage for the span of the lot along the right-of-way, and reduction of useable land for building footprints and impervious surfaces presents challenges. The 100% ofbrick, stone, concrete, and or stucco for the street duration ofthe street would further limit potential home buyers and that conflict with the comprehensive plan of promoting comparable housing types for urban neighborhoods to effectively create a housing  this chapter would cause undue and unnecessary hardship.  market with affordability for all incomes.  (5) The requested variance would be consistent with the spirit and purpose of this chapter and the  Comprehensive Plan text.  The request is within reason of modification to the street-facing facades to allow a mixture of materials (cementitious siding, board, and batten) in addition to concrete, stone, brick, and stucco which aligns with promotion of the Comprehensive Plan text regarding making adequate provisions for the current and projected housing needs of all economic segments of the community, and to foster housing that is affordable to those at all income levels. The request to modify materials encourage this vision and bring about a compatible style that still maintains architectural character ofexisting regional and neighborhoods  within the City ofs Stonecrest.  Page 7  Variance Petition: : V-24-000006 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  RECOMMENDED CONDITIONS  Based on the findings and conclusions the applicant meets all the criteria for approval. Staffrecommends  Approval ofl V-24-000006 with the following conditions.  1. As per site plan dated, October 1, 2024, prepared by designer Kenneth J. Woods, Engineer, Georgia. 2. Exterior materials for street-facing facades shall include a various mixture ofcementitious siding, 3. Primary facade materials shall wrap around at outside building corners for at least four feet. 4. Street-facing façade renderings must be provided with listed material mixture for varying frontage  board and batten, concrete, stone, brick, and or stucco only. concepts with land disturbance application and preliminary plat.  Page 8 Variance Petition: : V-24-000006 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT Zoning Board of Appeals Public Hearing  December 17, 2024  PETITION NUMBER: APPLICANT: OWNER:  V24-000007  ARCO/Murray Design Build (Jason Brown) 2395 South Stone Mountain Lithonia Road  David Lauren Coffey 1613302001 M-Light Industrial 3.907  PROECTLOCATION: CURRENT ZONING: ACREAGE:  STAFF RECOMMENDATION: Approval w/conditions  VARIANCE REQUEST:  Reduce required front yard setback from 60ft to 15ft to allow for a portion of the detention pond for development ofa climate controlled self-storage facility.  Current Use  The: subject property currently houses an abandoned residential structure built in 1957i in unincorporated DeKalb County. The one-story brick ranch-style house consists of2,166 sq. ft. with an attached carport and patio was. later remodeled in 1999 and was used as a single-family residential dwelling. The subject property 2395 South Stone Mountain Lithonia Road is owned by David Lauren Coffey. This property has aj parcel number 16 13302001 and is zoned M-Light Industrial. The request is to redevelopment the property fora  climate-controlled self-storage facility which is aligned with the current zoning district.  Zoning and Case History  The subject property has noj prior zoning conditions found. It's zoned M-Light Industrial and the surrounding  properties are zoned M-Light Industrial and M-2 Heavy Industrial.  Page 1 Variance Pétition: V-24-000007 November 14, 2024 Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA IMAGES  ZONING BOARD OF APPEALSSTAFF REPORT 2395 South Stone Mountain Lithonia Road  City Map of Stonecrest, GA GIS & Dekalb County GIS Map Viewer Systems  2180 2374 2374 2180 2190 2374 2190 31 2374 2372 2374 2574 2380 2372 2374 2974 M 2372 A  2360  2372  T  2435  "os  508  2400  445  2445  2395  Existing Conditions  Thej parcel consists of3.907 acres ofl land. It's located at the intersection of South Stone Mountain Lithonia Road and a portion ofLithonia Industrial Boulevard. The site has tree and shrubbery landscape along thej public right-of-way to buffer the commercial activity of the intersection. The residential structure sits on the: site embedded within a wooded area. No state waters were: found or associated with the property located on the lot  per registered land survey and GIS map data.  Variance Request  The applicant seeks a variance to reduce the front yard setback from 60 ft required to 15: ft to allow for a portion oft the detention pond into the front yard setback for development ofa climate-controlled self-storage facility.  Page 2 Variance Pétition: V-24-000007 November 14, 2024 Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  Figure 1: Site Plan for V-24-000007 - 2395 South Stone Mountain Lithonia Road, Stonecrest, GA  georgiacivil  C-2,1  Page 3 Variance Pétition: V-24-000007 November 14, 2024 Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  APPLICABLE CODE REQUIREMENTS City of Stonecrest Zoning Ordinance (Chapter 27): Article 4- Use. Regulations a. Division 2 Supplement Use and. Regulations  Section 4.2.2-Accessory buildings, structures and uses; location,, yard and building restrictions. The following provisions apply to accessory buildings, structures, and uses of] land that are incidental to  authorized and permitted uses: (c.) Kards and setbacks. they are located.  2. Accessory structures must not encroach in the minimum, yard setbacks for the district in which  Page 4 Variance Pétition: V-24-000007 November 14, 2024 Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  STAFF ANALYSIS  Following are the specific considerations listed in Sec 7.5.3 of the Stonecrest Zoning Ordinance that must be considered by the Board of Zoning Appeals to grant a variance. These considerations include:  (1) By reason of exceptional narrowness, shallowness, or shape of a specific lot, or by reason of exceptional topographic and other site conditions (such as,. but not limited to, floodplain, major stand oftrees, steep slope), which were not created by the owner or applicant, thes strict application of the requirements of this chapter would deprive the property owner of rights and privileges The subject lot of record is aj pie-shape lot that has a 90degree angle at its rear yard parallel to its street frontage. The configuration of the lot has presented challenges for setbacks with adequately positioning the: stormwater system for the proposed development. The reduction in size oft the building may allow (2) The requested variance does not go beyond the minimum necessary to afford relief and does not constitute a grant of special privilege inconsistent with the limitations upon other properties in the No. Granting the variance would not afford the applicant any significant privileges which are denied (3) The grant of the variance will not be materially detrimental to thej public welfare or injurious to the property or improvements in the zoning district in which the subject property is located. Approval of the variance would not create aj public safety issue or an issue that negatively impacts the community. The approval allows for the developer to implement a stormwater system that's best for management of water run-off. Thej proposed area oft the stormwater system is the lowest point on the property and would be the most suitable. This practice ensures proper drainage of water on the site as  enjoyed by other property owners in the same zoning district.  for the reduction in the size of the detention pond.  zoning district in which the subject property is located.  too others demonstrating similarly situated circumstances or conditions.  required by the city's ordinance.  (4) The literal interpretation and strict application of the applicable provisions or requirements of  this chapter would cause undue and unnecessary hardship.  Page 5 Variance Pétition: V-24-000007 November 14, 2024 Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  7ANING RAARD AR APPFAISSTAFF RFPART  Application of the zoning code requirements for accessory uses and structures (as per Section 4.2.2) places undue hardship to no cause oft the owner as the detention location or position must bei in an area of the lot at its lowest point. This requirement has limited the efforts for development through the general regulations. The variance does not violate any standards oft this chapter. However, a reduction in (5) The requested variance would be consistent with the spirit and purpose of this chapter and the The variance is consistent with the spirit and purpose of the city'szoning ordinance and comprehensive plan to allow for sustainable and orderly development and growth within the city's boundary. Yet, reduction in the size ofthel building would lessen the degree ofthe setback reduction with a morei moderate  the size of the building may reduce the size of the detention facility.  Comprehensive Plan text.  setback for the district to allow the site's development.  RECOMMENDED CONDITIONS  Based on the findings and conclusions the applicant meets all the criteria for approval. Staffrecommends  Approval of) V-24-000007 with the following conditions.  1. Submit a revised site plan to illustrate conditional setback reduction from 60ft to 30ft measured from the front yard property line minimizing encroachment ofthe detention facility into the required front 2. Must meet all applicable development requirements for Chapter 14- -Land Development, Section. 3. Must comply with Chapter 14, Section. 14-554- Design for the square footage of] proposed 4. Applicant shall provide site plan showing reduced building footprint and reduction of front yard setback at 30ft with aj preliminary architectural drawing with tabulation ofbuilding floor area  yard.  14-553. - Stormwater management, plans  building.  reduction, and all other site plan requirements.  Page 6 Variancel Pétition: V-24-000007 November 14,2024 Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT Zoning Board of Appeals Public Hearing  December 17, 2024 V24-008 Todd Hayley, PEC+ 2680 Panola Road 16056 01 004  Petition Number: Applicant: Owner: ProjectLocation: Current Zoning: Proposed Zoning: Acreage: StatRecommendation: Variance Request:  Salem Baptist Church INC. (Pastor Jasper W. Williams, Jr.)  C-1 (Local Commercial) & I-20 Overlay District Tier 1  MR-2 Medium Density +/-67.94 Approval w/ Conditions  Applicant seeks a variance to. Article 3, Division 33, Section 3.33.12.A, "Architectural Regulations" to waive the requirement for 100% ofs street-facing facades to be comprised of] Brick or Stone to allow for a "mix" of materials including cementitious siding, and board and batten, in addition to brick or stone. Applicant also seeks a variance to Article 2, Division 11, Section 2.11.2.Dimensional requirements, Table 2.4. Medium and High-Density Residential Zoning Districts Dimensional Requirements" to1 reduce the minimum lots size from 5,000s sq. ft. required to 4,000 sq. to developa mixed residential community that includes 132: single-family detached and 205 "lifestyle living" attached homes.  Current Use  The property of2680 Panola Road is vacant. The land currently consists of +/-67.94 acres of] heavily wooded land cover with a dense growth of trees with a. pending application MP24-000006, to create an additional lot with frontage along Panola Road proposed as Tract 2 at- +/- 10.45 acres and is toi remain commercially zoned as C-1 Local Commercial District. The subject portion of the land for application V24-000008 is noted as Tract 1  at+/-57.49 acres. Zoning and Case History rezone the property to C-1. Variance Petition: : V-24-000008 November 14, 2024  The site is zoned C-1 Local Commercial. The subject property has a prior zoning case file # Z-74040 request to  Page 1  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  IMAGES  2680 Panola Road Lithonia, GA 30058  City Map of Stonecrest, GA GIS & Dekalb County GIS Map Viewer Systems  1C1  71  Page 2  Variance Petition : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  Existing Conditions width of the lot. Variance Request  Thel land consists of67.94 acres that's populated with dense forestry. Iti includes a stream river tributary that runs both parallel and perpendicular to thel lot. The lot also has wetlands and stream buffer that runs vertical across the  This applicant seeks a variance to Article 3, Division 33, Section 3.33.12.A, "Architectural Regulations" for the property known as 2680 Panola Road, Parcel ID 16 056 01 004. The variance would waive the requirement for 100éofroadway-lacing facades tol be comprised ofBrick or Stone and would permit ai mix ofmaterials including The applicant also seeks a variance to Article 2, Division 11, Section 2.11.2"Dimensional requirements, Table 2.4. Medium and High-Density Residential Zoning Districts Dimensional Requirements" for +/-57.49-acres of the-+/-67.94 acres known as Snapfinger Woods Drive at Panola Road (the "Subject Property," 2680 Panola Road, Parcel ID 16 056 01 004). The variance would reduction to the Minimum Lot Area for Single-Family Developments units from 5,000 square feet to 4,000 square feet. The variance is accompanying a rezoning application (RZ24-000004) that would allow for the development of a new, mixed residential community that  cementitious siding, and board and batten, in addition to brick or stone.  includes 132 single- family detached and 205 "lifestyle living" attached homes.  Page 3  Variance Petition: : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  Figure 1: Site Plan for V-24-000008- 2680 Panola Road, Lithonia, GA  p0451314 tois DEC Ranituncikya: SNAPFINGERI WOODS PANOLA ROAD  MOSCA ACT GEORGAGD  REQUESTED:  c  STELOCATIONNAP  SOTRANSITIONAL NDSCAPE  TRANSITIONAL  REVISIONS  SNAPFINGER WOODS DRIVE  Page 4 Variance Petition : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  APPLICABLE CODE REQUIREMENTS City of Stonecrest Zoning Ordinance (Chapter 27): Sec. 3.33.12.-1 Architectural regulations.  The following architectural regulations shall apply to all uses and structures within the I-20 Corridor Overlay District. The architectural style within the I-20 Corridor Overlay Districts shall be governed by the I-20  Corridor Design Standards.  A. All building facades visible from the public street shall consist of concrete, stone, brick or stucco. B. Architectural accents, where utilized, shall consist ofnon-reflective glass, glass block, natural C. Seventy-five percent oft the width of the front facade of the building at the ground level shall E. All exterior painted surfaces, where visible from the public street, shall be painted in earth tones. Colors shall be non-primary colors, including darker and cooler shades of green, red such as brick, F. Burglar bars and steel roll-down doors or curtains shall not be visible from the public street. G. Service bays for automobile service and repair uses shall be designed sO that the openings of H. Chain link fences shall not be visible from the public right-of-way and metal or temporary I. Dumpsters shall not be visible from the public street and shall be fenced or screened SO as not to J. Fabric and canvas awnings and all other building materials must be of durable quality and shall be  stone, pre-cast concrete, brick, terra cotta, stucco or wood. D. Roofmaterials shall not consist of any reflective surface.  consist of fenestration.  yellow including beige, and lighter shades oft brown including tan.  service bays are not visible from a public street. awnings are not permitted within the district. be visible from any adjoining residential district. compatible with materials used in adjoining buildings.  The applicant is seeking to waive the requirement for 100% ofroadway-facing: facades to be comprised ofBrick or Stone and would permit ai mix of materials including cementitious siding, and board and batten, in addition to  brick or stone.  Page 5  Variance Petition: : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  Sec. 2.11.2. - Dimensional requirements.  Dimensional requirements, including overall site requirements, individual lot dimensions, setbacks, and heights for Medium and High-Density Residential Zoning Districts, are provided in Table 2.4, Medium and  High-Density Residential Zoning Districts Dimensional Requirements  Table 2.4. Medium and High-Density Residential Zoning Districts Dimensional Requirements  Mediuma andHgho Densityk Residential CA: Character Areaa asic identifiedin int thec Comprehensivel Plan  KEV: HousingT Types: SFD: Single-Familyo Detached, SFA:S Single-Family Attached, TTR:T Two- orT Three-Family, MRMultifamily, MU: Mixed-Use, U-SR: Urban Single-Family  Elements  RSM  MR-1 8-12 20percent  MR-2 12-24 15percent Seea articlesofthisc chapter  HR-1 24-40 15percent  HR-2andHR3 HR-2:40--60HR-3:6 60- 120 15percent  Overalls SiteR Requirements (minimum. unlesso otherwises specified) Dwellingu unitsp pera acre (maximumb based densitya and 4-8 maximum possible witht bonuses) Opens space required( (minimum percent)" Transitional! buffers(feet) LotR Requirements (minimum. unless otherwise specified)  20percent  Single-Family Detachedo Conventional/SFD)" 5.000/2.000 cottage 45/20 cottagea and 60 1.000 25 80  Lotarea(squaret feet) Lotwidth. streetf frontage (feet) acreage) Single-Family Attached/SFA) Lota area (square feet) Lotwidth (feet) acreage)  5,000/2.000 cottage 50/200 cottage andd detachedt townhome  5.000/2.000 cottage 40/200 cottage and 65 1.,000 20 85  Notp permitted Notp permitted Notp permitted 1.000 20 85  Notp permitted Notpermitted Notp permitted 1,000 20 85  detachedt townhome detachedt townhome  Lotcoverage (maximump percentp perk lotorte totalp parcel 50  1.000 25  Loto coverage (maximump percentp perk lotorte totalp parcel 70  Page 6  Variance Petition : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  LONING BOARD OF. APPEALS STAFF REPORT  Urbans Single-Family (detached) Lotareatsquarelet Lotwidth (feet) acreage). Two- or7 Three-FamyTF Lota area (squaref feet) Lotw width (feet) Lotc coverage(maximum; percent perk loto ort totalp parcel 50percent acreage) AYMPANINcORAN Lotwidth, streetfrontagelfeet)  1,350 25  1,350 25 80 4,000 55 55percent 100 65percent  1,000 20 85 4,000 50 55percent 100 75percent  1.000 20 85  1.000 20 85  Lotcoverage (maximump percentp perk lotort totalp parcel 70  4.000 60  Notp permitted Notp permitted Notp permitted 100 85percent  Notpermitted Notpermitted Notp permitted 100 85percent  Notp permitted  Lotcoverage (maximump percent ofte totalp parcelacreage) Notp permitted Building Setbacks: SFands SFA fori Indhdualintemaltos M5 SFA MUfor Overalls Site""  Fromt thoroughfares: and arterials (min.a andr max. feet) Fronty witha alley access (min. feet) Side- interiorl lot( (feet)" * Side- corner lot onp publics street (feet) Rearv withouta alley (feet) Reary witha alley (feet)  All:n min. 20. max. 30 10 betweenb building SFD:20: SFA:1 15:TTF:15: Allothers:20 10  SFD: min. 15. max.2 25 Other. 10-20 ME:5  Allr min. 10. max. 20  All:r min. 10. max. 20  All:r min. 10. max. 20  Front- -allo others streetsb byc character area (min. feet) RC/NC/TC: 15SUB:20  0-Determined only byutilityp placement ROW, ands streetscape (articleSofthis chapter) SFDandT TTR: 10SFAand SFDand1 TTR: 105FAand  MR:5  SFDa andT TTR3ft withn minimum 10ft.s separationb betweenb buildings: SFA: N/A: MFa andMU: N/A: U-SR:Oft. sides setback withn minimum 3ft. separation  Same asf fronts setback (seea also articlesofthis chapter. cornerl lot)  SFD:2 20: SFA: 15:MFa andi MU:2 20: ME:2 20: CM/OF/MU: 15(seea asot transitionalbuffers, article5o ofthis chapter)  10  10  10  10  Units Size. heatedl Ivinga area/squaref feet minimum)  Page 7  Variance Petition : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA 1.200 800 1,200 1,100 1,000 650  ZONING BOARD OF APPEALS STAFF REPORT  Single-Familyo Detahadisp/cemwentons. Single-Family DetachedisDXCotige Single-FamilyA Attached(SFA)" Urban: Single-familyu-sP) Detached Two- orl Three-FamilyTE) MulifamilyME,"  1.200 800 1,200 1,100 1,000 Notp permittedf forr new developments 35feet 45feet 35feet N/A N/A  1,000 800 1.000 1,100 1.000 650  Notpermitted Notpermitted 1,000 1,100 1.000 650  Notp permitted Notp permitted Notp permitted Notp permitted Notp permitted 650  Heghtmaimumanduhcheverisless: wheni indicatedas: storiesort feet)  Single-Family Detached(SFD) Except Resi InfillO Overlays=28f feet (U-SF) Two-orT Three-FamilyCT) Multifamily(MF)" : Mixed-Use(MU)  35feet 3storiesor 45feet 35feet 4storiesor 60feet 4storiesor6ofeet  35feet 3storiesor 45feet 3storiesor 45feet Table2.9 Table2.9  Notp permitted Notp permitted Notp permitted  Notp permitted Tables2.13 and2.15 Notpermitted and2.15 Tables2.13 and2.15  Single-Family/ Attached/SFAjand Urbans Single-Family 3storiesor  Tables2 2.13and2.15 Tables2.13 Table2.11  The applicant is seeking a variance to Article 2, Division 11, Section 2.11.2-Dimensional requirements, Table 2.4. Medium and High-Density Residential Zoning Districts Dimensional Requirements" to reduce the single- family lot size requirement: from 5,000sq. ft. to 4,000 sq. ft. within thel MR-21 Medium Density Residential District  pending rezoning application RZ24-000004.  Page 8  Variancel Petition: : V-24-000008 November 14,2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  VARIANCE CONSIDERATIONS  Following are the specific considerations listed in Sec 7.5.3 ofthe Stonecrest Zoning Ordinance that must be considered by the Board of Zoning Appeals to grant a variance. These considerations include:  (1) By reason of exceptional narrowness, shallowness, or shape of a specific lot, or by reason of exceptional topographic and other site conditions (such as, but not limited to, floodplain, major stand oftrees, steep slope), which were not created by the owner or applicant, the strict application of the requirements of this chapter would deprive the property owner of rights and privileges The installation of Snapfinger Woods Drive through the original land mass by DeKalb County created an exceptional characteristic for the lot. The lot is exceptionally long parallel to Snapfinger Woods Drive public right-of-way. The layout oft the site could be re-designed to mitigate some oft the challenges along the public right-of-way. The lot is current have floodplains, streams and stream buffers, however they pose no unusual challenges for development. The property has some gentle sloping is association with  enjoyed by other property owners in the same zoning district.  two streams that crosses the property.  (2) The requested variance does not go beyond the minimum necessary to afford reliefand does not constitute a grant of special privilege inconsistent with the limitations upon other properties in the The request does not go beyond the minimum necessary to afford reliefn nor grant special privilege to the applicant. The surrounding property owners are afforded the same and/or similar opportunity to seek (3) The grant of the variance will not be materially detrimental to the public welfare ori injurious to the property or improvements in the zoning district in which the subject property is located. The granting oft the variance would not be detrimental to the public welfare or injurious to the property or improvements in the zoning district. The proposed development aligns with the proposed zoning classification per pending rezoning application RZ24-000004 for MR-2 (Medium Density Residential) and future land use Urban Neighborhood. The development seeks to create ai new housing community that will allow residents to agei inj place. The installation of pedestrian sidewalks and walkways both internally and externally further assists with the creation of a pedestrian friendly neighborhood. The proposed use should not create unmanageable noise levels, dust, fumes, odors, and/or combustion that's impacts the  zoning district in which the subject property is located.  reliefofextenuating and/or exceptional hardships.  standard quality oflife for daily living.  Page 9  Variance Petition : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  (4) The literal interpretation and strict application of the applicable provisions or requirements of The strict application of the architectural requirements causes undue hardship as the linear footage for the span oft the lot along the right-of-way creates challenges with layout for the site engagement of the Though the request for reduction of the minimum lot size could be met ifthe developer were to reduce the number lots, it's within reason for smaller lot sizes within the proposed zoning district (as per application RZ24-0004 to rezone to MR-2 Medium Density, whereas variation for lot sizes is allowed within the zoning district. The Comprehensive Plan future land use "Urban Neighborhood" additionally allows for smaller lot sizes to promote housing transition. The comprehensive plan promotes comparable housing types for urban neighborhoods to effectively create a housing market with  this chapter would cause undue and unnecessary hardship.  right-of-way.  affordability for all incomes.  (5) The requested variance would be consistent with the spirit and purpose of this chapter and the The developer could: reduce the number ofl lots to meet the: minimum lot size of 5,000 square feet. Thus, the request for lot reduction of the single-family dwelling lot size is a moderate delineation from the requirements when considering lot requirements for MR Medium Density District regulations and promotion of the Urban Neighborhood Principle to encourage residential development with a higher mix in uses, smaller lot sizes for moderate density increase with pedestrian access to retail, other activities, pocket parks, alternative transportation, and walkability. All are policies of the Comprehensive Plan making adequate provisions for the current and projected housing needs of all economic segments of the community to foster housing that is affordable to those at all income levels. This contrast will bridge this vision to bring about a compatible style that still maintains architectural character and adequate density for development oft the community within the City of Stonecrest.  Comprehensive Plan text.  RECOMMENDED CONDITIONS  Based on the findings and conclusions the applicant meets all the criteria for approval. Staffrecommends  Approval of V-24-000008 with the following conditions.  1. Exterior materials for street-facing facades shall include a various mixture of cementitious siding, board 2. Primary facade materials shall wrap around at outside building corners for at least four feet. 3. Exterior architectural materials shall comply with I-20 Corridor Overlay District, as per Section 3.33.12  and batten, concrete, stone, brick, and or stucco only.  (E).  Page 10 Variance Petition : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner    THE CITY OF STONECREST GEORGIA  ZONING BOARD OF APPEALS STAFF REPORT  4. Street-facing façade renderings must be provided with listed material mixture for varying frontage concepts and I-20 Corridor OVD color scheme with the land disturbance application and preliminary 5. Development: must comply with the required number of access management points as means of adequate ingress and egress accessibility for the site as per Chapter 14, Sec. 14-200. - Access management, (5), 6. Reduce the required lot area from 5,000 sq. ft. to 4,200 sq. ft. minimum for 132 single-family lots. 7. Applicant must satisfy any conditions and: review required for subject approval ofa DRI (Development Regional Impact), prior to issuance oft thej preliminary plat and land disturbance permit.  plat.  Table: noted below subsection (5).  Page 11 Variance Petition : V-24-000008 November 14, 2024  Ramona Eversley, Senior Planner & Felleshia Blair, Planner