PETITION NO. 2008ZM-0009 SFC

 

Project                                          Hampton Oaks

 

Location:                                      Campbellton Fairburn Road (north side), Butner Road (south side), West Stubbs Road (south side), & Demooney Road (north side)

 

Applicant's Intent:                   To modify zoning condition 1.c. to reduce the minimum heated floor area for Pods A, B, and C

 

Existing Petition No.:        2003Z -0020 SFC

 

Existing Zoning:               MIX (Mixed Use)                                                      

 

Owner:                                           KB Home Atlanta & Butner Road Associates

 

Applicant:                                      KB Home Atlanta & Butner Road Associates      

 

Representative:                       Joe Hiott, KB Home

 

Department of Environment and Community Development

Recommendation

 

APPROVAL CONDITIONAL: 2008ZM-0009 SFC

 

 

Condition To Be Modified:                     

 

 

1.         To the owner's agreement to restrict the use of the subject property as follows:

 

            c.         The minimum heated floor area per dwelling unit shall be 1,600 square feet for Pod A; 1,750 square feet for Pod B; and 2,000 square feet for Pod C and D.

 

Analysis and Recommendation

 

On the north side of Campbellton Fairburn Road, south side of Butner Road, south side of West Stubbs Road, & and the north side of Demooney Road, a 479.92 acre site, known as Hampton Oaks, was approved MIX (Mixed Use) for a mixed use development with 80,000 square feet of commercial and no more than 806 single family dwellings.  Single family dwellings have been developed on the site and the remainder is undeveloped. 

The applicant seeks to modify condition 1.c. which establishes a minimum heated floor area per dwelling unit in each pod.  The applicant seeks to reduce the minimum heated floor area for approximately 25 percent of the total units within pods A, B, and C for land currently owned by KB Home Atlanta and Butner Road Associates.  No change is requested for Pod D.

 

Below is a table showing the number of units in each pod, the approved minimum heated floor area, the number of impacted units and the modification request.

 

Pod Name

Total # of Units

Approved Min. Heated Floor Area

Proposed # of units to be changed

Proposed Min. Heated Floor Area

Square footage reduction per unit

Pod A

334

1,600 sq. ft.

84

1,300 sq. ft.

300 sq. ft.

Pod B

394

1,750 sq. ft.

98

1,300 sq. ft.

450 sq. ft.

Pod C

72

2,000 sq. ft.

18

1,750 sq. ft.

250 sq. ft.

Pod D

6

2,000 sq. ft.

0

Unchanged

0 sq. ft.

 

Staff notes that New Urbanism planning studies have shown that a healthier more viable and diverse community results when a development incorporates a mix of uses, housing sizes and housing styles. Staff also notes that the modification request is consistent with the Fulton County 2025 Comprehensive Plan policy which encourages a variety of housing types throughout Fulton County and particularly in Live Work land uses, job centers, mixed use developments, activity nodes and corridors, and near public transportation.  Staff notes that while public transportation is not currently available in the area, the residential development subject to this modification is part of an approved mixed use development. Staff also notes the unusual situation at hand where a portion of the residential development has been constructed, marketed and sold with the buyer's acceptance of the development standards as approved by the Board of Commissioners in 2003. The current economy has dramatically changed the scenario under which homes are built and sold today over that of the past few years. Given the above policies and practices, Staff is of the opinion that a reduction in the house size will not affect the viability of the existing development if the reduction in total square footage per pod does not exceed 15% of the currently approved square footage. Staff is of the opinion that this will provide for a reasonable variety in housing size and style in response to current market conditions while protecting the existing property owners within the residential development. Therefore, Staff recommends APPROVAL CONDITIONAL of the modification request with Pod A at no more than 84 units with a minimum heated floor area of 1,360 square feet, Pod B at no more than 98 units with a minimum heated floor area of 1,485 square feet and Pod C at no more than 18 units with a minimum heated floor area of 1,750 square feet.

 

CONCLUSION:

 

Should the Board of Commissioners approve this petition, the Recommended Conditions should be revised to read as follows:

 

1.         To the owner's agreement to restrict the use of the subject property as follows:

 

            c.         The minimum heated floor area per dwelling unit shall be as follows:

                       

                        Pod A:  1,600 square feet, except allow a maximum of 84 dwelling units to be a minimum of 1,360 square feet;

                        Pod B:  1,750 square feet, except allow a maximum of 98 dwelling units to be a minimum of 1,485 square feet;

                        Pod C:  2,000 square feet, except allow a maximum of 18 dwelling units to be a minimum of 1,750 square feet; and  

                        Pod D:   2,000 square feet.