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HomeMy WebLinkAboutPacket - PC - 03-27-2019 PLANNING COMMISSION AGENDA City Council Chambers 2006 Heritage Walk Wednesday, March 27, 2019 6:00 pm 1. Pledge of Allegiance 2. Call to Order 3. Public Comment 4. Approval of Action Minutes a) February 27, 2019 Planning Commission Meeting 5. Preliminary Plat a) Cogburn Creek Subdivision – 11 lots on 14.326 acres located on the west side of Cogburn Road, Land Lots 690 and 751 of the 2/2 by Georgia- Tennessee Development Partners LLC 6. Rezonings a) RZ18-14/VC18-09 - 3475, 3485, 3495, 3499, & 3501 Bethany Bend by Bajun American Properties to rezone from TR and AG-1 to TR to develop 54 residential units (condominium) at a density of 6.38 units per acre and a 3 part concurrent variance to 1) delete the 75 foot undisturbed buffer and 10 foot improvement setback and replace with a 20 foot landscape buffer or 50 foot undisturbed stream buffer adjacent to all property lines abutting property zoned Townhouse Residential (TR) (Sec 64-1091 (b)) 2) to delete requirement for 75% per vertical wall plane of brick or natural stone (Sec. 64-1095 (o)) and 3) to delete requirement for 25% brick, tile, and remaining materials listed (Sec 64-1095 (p)). (This item was deferred by the Planning Commission at its February 27, 2019 meeting to March 27, 2019 to allow the applicant to provide additional information.) 7. Adjourn 3/22/2019 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 1 of 4 PRELIMINARY PLAT SUBMITTAL PROPERTY INFORMATION LOCATION 0 Cogburn Road (Parcel ID: 22 506006900252 & 22 507007510132) DISTRICT, LAND LOT 2/2 690 and 751 OVERLAY DISTRICT Rural Milton Overlay EXISTING ZONING AG-1 (Agricultural) ACRES 14.326 acres EXISTING USE Undeveloped PROPOSED USE 11 Single Family Homes OWNER/DEVELOPER Georgia – Tennessee Development Partners, LLC ADDRESS 4200 Northside Parkway Building 14, Suite 100 Atlanta, GA 30327 SITE PLANNER Reece Hoopes Fincher 2305 Macy Drive Roswell, GA 30076 PROPOSED PRELIMINARY PLAT To propose an 11-lot single family subdivision on 14.326 acres at an overall density of 0.77 units per acre on AG-1 (Agricultural). 3/22/2019 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 2 of 4 LOCATION MAP 3/22/2019 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3 of 4 3/22/2019 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 4 of 4 Based on the submitted site plan, the proposed preliminary plat meets the requirements of the applicable City codes as they pertain to development of the subject site. However, staff has concerns regarding the practicality of a natural detention pond, that can serve the entire development, fitting within the area indicated on the site plan. Further engineering will be required for the land disturbance permit, which will reveal whether there is enough space for the detention pond to be a natural amenity with no walls. If the final site plan deviates from the approved preliminary plat, staff intends to bring the revised plan before Planning Commission for consideration. GENERALNOTES • WATER QUALITY & DETENTION STORMWATER REQUIREMENTS TO BE SATISFIED WITHIN DETENTION POND. • NO WALLED DETENTION PERMITTED. POND TO BE NATURAL AMENITY • ROAD WIDTH SHALL BE 26' BOC/BOC • MINIMUM BUIDLING SETBACK REQUIREMENTS: " FRONT YARD - 60' ,..,.y SIDE YARD ADJACENT TO STREET - 40', SIDE YARD - 25' 1 REAR YARD - 50' y Y� * MINIMUM LOT WIDTH SHALL BE 100" AT BUIDLING LINA 50' • MINIMUM LOT SIZE SHALL BE 43,560 SQ. FT. 4 y woo x SITE DATA r _ "77 ` - t/ � � : 1 ' .< :?�E!'t.`�iC'CA • SITE TOTAL: 14.326 ACRES. • SUBJECT PROPERTY CURRENTLY ZONED AG-1(� `mpJ e c ' POOL 11 1 r)T� 1MINIAAI IM 1 n Ar,RF I OT.q1 `i `' \� , , , ,, POOL LOT AREA 1 46,455 s.f. 2 44,895 s.f. 3 43,916 s.f.-- 4 43,700 s.f. '150 s.f. 5U,400 s.f. 5 6 7 51,100 s.f. 8 46,230 s.f. 9 46,270 s.f. 10 51,000 s.f. a s.f. _ m.5 s.f. 521100 s.f. 11 RM GREENSPACE / WQ PARK FToTAL: 622,316 s.f. (14.326 acres) wvv t Li--%aev ,vir-11 I,v. "' • PRESERVE ALL SPECIMEN TREES WITHIN THE 75' IMPERVIOUS SETBACK ..« SURVEY PROVIDED BY BRUMBELOW-REESE AND ASSOC., INC. DATED MARCH 26, 2018 0" 50' I00' C Copyright I Reece, Hoopes & Fincher, Inc. I All Rights Reserved Reece Hoopes Fincher 2305 Macy Drive Roswell, Georgia 30076 t 770.394.8313 www.rhf.net Seal Revisions A.T.. 7_%_f. P N roject v. V Date 1.15.2019 File Name Scale 1 "=50' Drawn By TAW !'L. -11—A U., 0 A A x O � U O Fz.' bq N ® Q O O N � U � N h I � d ~ Q% Revisions A.T.. 7_%_f. P N roject v. Date 1.15.2019 File Name Scale 1 "=50' Drawn By TAW !'L. -11—A U., 0 A A x This drawing is the property of Reece, Hoopes & Fincher, Inc. and is not to be copied in whole or in part without written permission. It is only to be used for the project and site specifically idem `;^d herein. Drawings shah i =turned immediatel' quest. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 1 of 33 R/A RZ08-08/U08-04 Z18-14/VC18-09 PROPERTY INFORMATION ADDRESS 3501, 3499, 3495, 3485, 3475 Bethany Bend DISTRICT, LAND LOTS 2/2 971 and 972 OVERLAY DISTRICT State Route 9 EXISTING ZONING TR (Townhouse Residential) and AG-1 (Agricultural) PROPOSED ZONING TR (Townhouse Residential) ACRES 8.46 EXISTING USE Four single family residences PROPOSED USE 54 Townhomes PETITIONER Bajun American Properties L.P. – Korey Jones ADDRESS 282 S. Main Street Unit A Alpharetta, GA 30009 REPRESENTATIVE AEC, INC. ADDRESS 50 Warms Springs Circle Roswell, GA 30072 The Planning Commission at its February 27, 2109 meeting voted to defer this item to the March 27, 2019 Planning Commission Meeting to allow the applicant to address the following issues: 1) guest parking, 2) fencing, 3) width of internal road, 4) officially submit architectural materials, and 5) provide additional buffering to Spring Valley townhomes. INTENT To rezone from TR and AG-1 to TR to develop 54 residential units (condominium) at a density of 6.38 units per acre and a 3 part concurrent variance to 1) delete the 75- foot undisturbed buffer and 10-foot improvement setback and replace with a 20 foot landscape buffer or 50-foot undisturbed stream buffer adjacent to all property lines abutting property zoned Townhouse Residential (TR) (Sec 64-1091 (b)) 2) to delete requirement for 75% per vertical wall plane of brick or natural stone (Sec. 64- 1095 (o)) and 3) to delete requirement for 25% brick, tile, and remaining materials listed for accent materials (Sec 64-1095 (p)). Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 2 of 33 R/A RZ08-08/U08-04 COMMUNITY DEVELOPMENT RECOMMENDATION – DECEMBER 19, 2018 RZ18-14 – APPROVAL CONDITIONAL VC18-09 – PART 1 – APPROVAL CONDITIONAL VC18-09- PART 2 AND 3 - DENIAL PLANNING COMMISSION RECOMMENDATION – DECEMBER 19, 2018 RZ18-14 – APPROVAL CONDITIONAL – 5-1 VC18-09 – PART 1 – APPROVAL CONDITIONAL – 5-1 VC18-09- PART 2 AND 3 – DENIAL - 5-1 The Planning Commission recommended to approve the requested rezoning, Part 1 of the concurrent variance to reduce the buffer as requested and to deny Parts 2 and 3 regarding the materials for the buildings based on the fact that more specific design/and type of material should be provided. The Planning Commission also requested that the applicant provide additional public parking within the development. Overall, the Planning Commission was in support of the proposed rezoning, reduction of buffer and overall density and design of the project. COMMUNITY DEVELOPMENT RECOMMENDATION – JANUARY 23, 2019 RZ18-14 – DEFERRAL TO FEBRUARY 27, 2019 PLANNING COMMISSION VC18-09 – PARTS 1, 2 & 3 – DEFERRAL TO FEBRUARY 27, 2019 PLANNING COMMISSION This recommendation is based on the fact that additional project information was discovered after the December 19, 2018 Planning Commission and the Staff presentation to the Planning Commission was not totally accurate. MAYOR AND CITY COUNCIL RECOMMENDATION – JANUARY 23, 2019 RZ18-14 – DEFERRAL TO FEBRUARY 27, 2019 PLANNING COMMISSION VC18-09 – PARTS 1, 2 & 3 – DEFERRAL TO FEBRUARY 27, 2019 PLANNING COMMISSION COMMUNITY DEVELOPMENT RECOMMENDATION – FEBRUARY 27, 2019 RZ18-14 – APPROVAL CONDITIONAL VC18-09 – PART 1 – APPROVAL CONDITIONAL VC18-09- PART 2 AND 3 - DENIAL Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 3 of 33 R/A RZ08-08/U08-04 LOCATION MAP Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 4 of 33 R/A RZ08-08/U08-04 CURRENT ZONING MAP Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 5 of 33 R/A RZ08-08/U08-04 FUTURE LAND USE PLAN MAP Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 6 of 33 R/A RZ08-08/U08-04 SITE PLAN SUBMITTED ON OCTOBER 30, 2018 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 7 of 33 R/A RZ08-08/U08-04 REVISED SITE PLAN SUBMITTED ON JANUARY 16, 2019 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 8 of 33 R/A RZ08-08/U08-04 LANDSCAPE BUFFER PLAN SUBMITTED ON JANUARY 16, 2019 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 9 of 33 R/A RZ08-08/U08-04 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 10 of 33 R/A RZ08-08/U08-04 REVISED SITE PLAN RECEIVED ON MARCH 19, 2019 (All landscape buffers increased to 35 feet, 24-foot-wide internal roads, 26 visitor parking spaces) Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 11 of 33 R/A RZ08-08/U08-04 SUBJECT SITE: The subject site contains 8.46 acres and is developed with four single family residences. A portion of the overall site, 4.94 acres had previously been rezoned to TR (Townhouse Residential) and a Use Permit for Senior Living at a density of 19.84 units per acre pursuant to RZ08-08 and U08-04. In addition, pursuant to RZ14-15, the applicant requested a rezoning from AG-1 and TR to TR to develop 76 townhomes on 10.17 acres which contained the current subject site. The applicant requested a withdrawal which was approved by the Mayor and City Council on April 27, 2015. The City of Milton Comprehensive Plan Update 2016 designates the subject site as MFR (Multi-Family Residential) and HDR-2 (High Density Residential) which allows 5 units per acre or more. SITE PLAN ANALYSIS Based on the applicant’s site plan submitted to the Community Development Department on March 19, 2019 Staff offers the following considerations: DEVELOPMENT STANDARDS – SEC. 64-669 - TR (TOWNHOUSE RESIDENTIAL) Development Standards Proposed Development Building Height: SR 9 Overlay District requirement prevails which is a maximum of two stories with a maximum height of 30 feet from average finished grade to bottom of the roof eave. The applicant has agreed to meet this height standard. b. Minimum lot area or land area per unit shall be 2,000 square feet. Yes, Condominium c. Maximum density shall be nine units per gross acre 6.38 units per acre d. Minimum lot width shall be 25 feet No individual lots/Condominium e. Minimum TR development frontage shall be 150 feet 1,247 feet f. Minimum heated floor area per unit shall be 1,800 square feet. 1,800 square feet g. Minimum perimeter setbacks for the entire TR development shall be as follows: (1) Minimum front yard: 20 feet. (2) Minimum side yard. a. Adjacent to interior line: 30 feet. b. Adjacent to street: 20 feet. (3) Minimum rear yard: 35 feet. Meets all the perimeter setbacks Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 12 of 33 R/A RZ08-08/U08-04 Development Standards Proposed Development h. (1)Minimum front yard: 20 feet from right- of-way. (2) Minimum side yard. a. Seven feet adjacent to interior lot line, except that up to a seven-foot encroachment and maintenance easement may be provided on adjacent parcels, in combination with or in lieu of a side yard, such that a minimum building separation of 14 feet is maintained. b. Zero if units are attached, for example, townhouses on separate lots of record. c. Adjacent to street: 15 feet. (3) Minimum rear yard: 25 feet Meets the requirements. Development will be sold as condominiums. i. Minimum accessory structure requirements. Accessory structures may be located within the side or rear yards only but not within minimum perimeter setbacks or minimum yards. Meets this requirement. j. Required open space or recreational facilities. (1) For developments with more than 50 units, a minimum of 1,000 square feet per unit of open space or recreational facilities shall be required within the development. (2) For developments with 50 or less units, a minimum of 750 square feet per unit of open space or recreational facilities shall be required within the development. Meets the standard. The site requires 54,000 square feet of open space. The site plan provides 55,924 square feet. k. Minimum building separation when more than one building per lot. All building separations shall be as specified by the city's building code. Meets this requirement. l. Other minimum standards shall be as follows: (1) No more than eight dwelling units shall form a single building. (2) Setbacks and roof lines shall be varied by at least two feet so that no more than three adjoining dwellings within a single building shall have the same front setback or roof line. (3) A minimum of 80 percent of any common wall shall be contiguous with each adjoining unit. (4) When units are located on property adjacent to an exterior street: a. Shall provide rear loaded vehicular access and b. The front façade shall face the exterior street of the development. Meets this requirement. Meets this requirement. Meets this requirement. Meets these requirements. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 13 of 33 R/A RZ08-08/U08-04 (5) Each unit shall provide two off-street parking spaces within the principle structure. Provides 2 car garages. Staff notes that the site plan shows a variety of unit sizes, grouping size, and architectural design. The majority of larger and wider units are adjacent to Bethany Bend and the smaller units are toward the back of the property. All of the units are rear loaded for vehicles except for lots 23, 24, and 25 to allow for visitor parking and the site is designed with no dead ends. The site provides for a large green/open space on the southern portion of the site as well as preserving three specimen size oaks. Dispersed within the development are smaller greens for the use of the residents. Based on all the requirements noted above, the site plan indicates compliance with the development standards for TR (Townhouse Residential ). Staff notes that based on the Planning Commission’s recommendation, the applicant has included 26 visitor parking spaces for the development. STATE ROUTE 9 OVERLAY DISTRICT Townhouse developments are required to meet the State Route 9 Overlay District standards within Chapter 64, Article VII, Division 5 of the Zoning Ordinance. The site plan indicates compliance with these standards with the exception of the following concurrent variances discussed below: CONCURRENT VARIANCE REQUESTS A variance must be based upon credible evidence submitted at a public hearing compliance with 1 through 4 of the following: (1) Relief, if granted, would not offend the spirit or intent of this zoning ordinance. (2) There are such extraordinary and exceptional situations or conditions pertaining to the particular piece of property that the literal or strict application of this zoning ordinance would create an unnecessary hardship due to size, shape or topography or other extraordinary and exceptional situations or conditi ons not caused by the variance applicant. (3) Relief, if granted would not cause a substantial detriment to the public good and surrounding properties. (4) That the public safety, health and welfare are secured, and that substantial justice is done. Part 1: To delete the 75-foot undisturbed buffer and 10-foot improvement setback and replace with a 20 foot landscape buffer or 50 foot undisturbed stream buffer adjacent to all property lines abutting property zoned Townhouse Residential (TR) (Sec 64-1091 (b)) The requirement for the 75-foot undisturbed buffer and 10-foot improvement setback was adopted by the City Council on April 28, 2008. The applicant Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 14 of 33 R/A RZ08-08/U08-04 submitted his rezoning request on July 1, 2008. At the time of application and approval of RZ08-08 for the 2 story, 98-unit senior housing development, a concurrent variance for the above requirement was required but not requested because Staff had not identified the change to the 75-foot undisturbed buffer and 10 foot improvement setback. The applicant is requesting the above described concurrent variance. The homes impacted the most by the requested reduction of buffer are the 12 single family homes within the Hidden Forest subdivision. Staff notes that to access these single- family homes, property owners must drive through the townhome portion of Hidden Forest which contain 106 townhomes. The side setback for the detached single-family homes within Hidden Forest is 7 feet with a required 14-foot separation between homes. The actual separation between homes range from 14 feet to 16 feet. Based on the revised site plan received on March 19, 2019 the applicant provided a 4-board equestrian style fence abutting the property lines to Hidden Forest and a portion of Spring Valley Townhomes. The revised site plan also includes a 35-foot landscape buffer or an undisturbed buffer adjacent to Spring Valley Townhomes. Previously, the applicant had submitted a detailed landscape plan including a graphic showing cross sections in three locations to help ameliorate the impact of the proposed development to the single family lots in Hidden Forest. A potion of this landscape plan abutted Spring Valley Townhomes, but since the submission of the plan, the residents of Spring Valley Townhomes has requested that a portion of the adjoining property line provide an undisturbed buffer with a depth of 35 feet. A detailed plan has been provided based on discussions with the Spring Valley Townhomes and is included under the Public Participation portion of this report. The Hidden Forest Subdivision when approved by Fulton County in 2002 required a 25-foot undisturbed buffer and 10-foot improvement setback behind 130, 140, and 145 Peacock Way. Staff also notes that along the property line adjoining Hidden Forest and Spring Valley, there are various green/open spaces that are designed in such a way as to provide additional screening/space between the proposed townhomes and the existing homes within Hidden Forest and Spring Valley. In addition, the proposed 54 units at an overall density of 6.38 is consistent with the 2016 Comprehensive Plan Update and compatible with the residenti al properties to the west and northwest. Based on these facts, Staff’s recommendation is that if this request is granted, it would not offend the spirit or intent of this zoning ordinance. The site is comprised of six parcels of various sizes and shapes that create an 8.46 acre parcel that is narrow, odd shaped and contains approximately 1.4 acres of flood plain on the site. The applicant’s site plan from the 2008 rezoning showed a 2-story building on the southern portion of the site adjacent to the now developed Milton Montessori which was outside the flood plain but since 2008, updated flood maps indicate that a portion of this previously “buildable” area is now in the flood plain. Based on this information, the amount of land that can be Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 15 of 33 R/A RZ08-08/U08-04 developed on has been reduced. The applicant has eliminated the proposed trails within the wetlands on the southern portion of the site that encroach into the required 75-foot undisturbed buffer and 10-foot improvement setback as recommended by Staff. This will help preserve the buffer in this area adjacent to the single-family homes on the southern portion of the Hidden Forest cul -de-sac. Therefore, it is Staff’s recommendation that because of these facts, there are extraordinary and exceptional situations or conditions pertaining to this piece of property that the literal or strict application of the zoning ordinance creates an unnecessary hardship due to size, shape and the reduction of the floodplain not caused by the applicant. Relief would not cause a substantial detriment to the public good and surrounding properties and that the public safety, health and welfare are secured, and substantial justice is done if approved with the following conditions to require a fence adjacent to Hidden Forest and a portion of Spring Valley, an increased landscape buffer adjacent to Hidden Forest and a combination of a 35 foot landscape buffer and 35 foot undisturbed buffer adjacent to Spring Valley and an agreed landscape plan with abutting property owners. Therefore, Staff recommends APPROVAL CONDITIONAL of VC18-09 PART 1. Parts 2 and 3: To delete the requirement for 75% per vertical wall plane of brick or natural stone (Sec. 64-1095 (o)) and to delete the requirement for 25% brick, tile, and remaining materials listed for accent materials (Sec 64-1095 (p)). Pursuant to Sec. 64-1095 (o) requires 75% per vertical wall plane of brick or natural stone and Sec. 64-1095 (p) for accent materials 25% of brick, tile and other materials for accent materials. The applicant is requesting relief from the required building materials for townhomes. The subject site is located within the SR 9 Overlay District which includes parcels on Bethany Bend going north toward SR 9 which is the only area left in this area of Deerfield and SR 9 not included in the Deerfield Form Based Code (FBC) approved by the City Council in 2015. The applicant is requesting the above two- part concurrent variance to design the townhomes with a less heavy look of the predominately brick and stone that is required by the SR 9 Overlay District. The applicant’s architect has worked closely with the City Architect to achieve the most appealing and updated design for the area. The applicant intends to incorporate some brick and stone in the design of the townhomes but does not intend to utilize the 75% required per vertical wall plane or 25% required for accent materials. The applicant’s architect has submitted the sample materials in the form of pictures. These samples were brought to the Planning Commission meeting on February 27, 2019. Also included is a site plan indicating which set of materials will be used for each building and a corresponding spreadsheet that outlines specific materials for each unit. The City Architect has reviewed this information and believes the proposed design and corresponding materials are consistent with the type of design that is used within the nearby Deerfield Form Base Code. This information is at the end of this Staff report. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 16 of 33 R/A RZ08-08/U08-04 Below are street view sketches of the site that show the building form, massing and architectural detail of the buildings. Although, the applicant has provided aesthetically pleasing design that is consistent with the nearby Deerfield Form Based Code but does not meet all four of the considerations when evaluating a variance. It is Staff’s recommendation that they have not demonstrated all of the following considerations: (1) Relief, if granted, would not offend the spirit or intent of this zoning ordinance. (3) Relief, if granted would not cause a substantial detriment to the public good and surrounding properties. (4) That the public safety, health and welfare are secured, and that substantial justice is done. The applicant has not demonstrated the following consideration. (2) There are such extraordinary and exceptional situations or conditions pertaining to the particular piece of property that the literal or strict application of this zoning ordinance would create an unnecessary hardship due to size, shape or topography or other extraordinary and exceptional situations or conditions not caused by the variance applicant. Therefore, Staff recommends DENIAL of VC18-09, Parts 2 and 3. If the Mayor and City Council recommends approval of Part 2 and 3, Staff recommends that all architecture be reviewed and recommended by the City Architect prior to submittal to the Design Review Board. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 17 of 33 R/A RZ08-08/U08-04 ENVIRONMENTAL SITE ANALYSIS The applicant has submitted the Environmental Site Analysis which indicates that there are wetlands, floodplain (does not show complete area that it covers), a Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 18 of 33 R/A RZ08-08/U08-04 stream and associated stream buffer on the site. There are no steep slopes exceeding 25 percent over a 10-foot rise, or any endangered wildlife species or historical sites on the property. ARBORIST COMMENTS The proposed rezoning will be subject to the tree preservation ordinance including recompense and tree density requirements. A new tree survey was submitted, and the following comments were made regarding the site: • The arborist report appears to be accurate and mitigation will not be required for the specimen trees in poor condition. • The plant material being used for the 35-foot landscape buffer are adequate for visual screening. Many of the selected species for planting are evergreen with branching all the way to the ground. • The landscape plan of the 35-foot landscape buffer show adequate density and spacing to provide a visual screen. CITY OF MILTON FIRE MARSHAL The revised site plan submitted on March 19, 2109 shows a 24-foot-wide road from back of curb to back of curb. This will require that one side of the road be “Fire Laned” which requires “no parking” signs every 50 feet and the curb to be painted red or other distinctive color. TRANSPORTATION ENGINEER A traffic memo has been submitted to the Transportation Engineer to evaluate access and the applicant has been requested to provide additional information. CITY ENGINEER The revised site plan shows the all the flood plain that is within the development. No new development is within this area. PUBLIC INVOLVEMENT Public Participation Meeting – October 13, 2018 The applicant hosted a Public Participation Meeting at the Hampton Inn Meeting Room located at 16785 Old Morris Road. There were 20 people in attendance. The attendees’ issues and concerns were 1) the reduction in the buffer to surrounding residents and 2) when the traffic circle adjacent to the site would be completed (Forsyth County). Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 19 of 33 R/A RZ08-08/U08-04 CZIM Meeting – November 27, 2018 The applicant was present and there were eleven members of the community in attendance. The following issues were raised by the community: • Increased traffic • Architecture should be consistent with other homes on Bethany Bend • Concern with separation between existing homes in Hidden Forest Subdivision. Need to make sure there is some type of protection from car lights entering the subdivision. • Parking for guests. • Issues with the future round a bout. • Disturbance of existing wildlife and vegetation. Design Review Board Meeting – December 4, 2018 • Liked the proposed development and design of the buildings. • Supported the requested architectural variances for the building material and noted that the requirement for brick does need to be cleaned up. • Work with the Hidden Forest HOA to decide on a fence that is compatible for both properties. Hidden Forest Community Meeting – January 19, 2019 Environmental architect Carrie Kraus and Korey Jones, the developer met with the concerned property owners to discuss these drawings at length and walk their properties along our property line. As stated by the applicant, there were five residents of the subdivision present at the meeting which was held at 140 Peacock Way by the applicant. Three of the residents at the meeting live in the three houses at the end of the cul -de-sac which is impacted the most by the proposed reduced buffer. The applicant stated, each of the home owners was satisfied and even happy with the proposed detailed landscaping plan. The Community Development Department Staff has a letter of support signed by the following addresses: 125, 130, 140, 145 Peacock Way and 13348 Flamingo Road. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 20 of 33 R/A RZ08-08/U08-04 Spring Valley Townhomes Meeting – March 15, 2019 The applicant, Korey Jones met with three of the concerned adjacent property owners within the Spring Valley Townhomes. They walked the three properties that are adjacent to the proposed development. The three homeowners (3530, 3532 3540 Spring View Ct shown on map below) expressed satisfaction with the 35-foot landscape buffer or 35-foot undisturbed buffer proposed. Below is a sketch of the area adjacent to these property owners and proposed plan. Conditions of zoning are also included in the Recommended Conditions to meet the requirements shown on Exhibit “A”. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 21 of 33 R/A RZ08-08/U08-04 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 22 of 33 R/A RZ08-08/U08-04 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 23 of 33 R/A RZ08-08/U08-04 Standards of Review (Section 64-2104) Planning Staff shall, with respect to each zoning application, investigate and make a recommendation with respect to factors 1 through 7, below, as well as any other factors it may find relevant. 1. Whether or not the proposal will permit a use that is suitable in view of the use and development of adjacent and nearby Property? The proposed 54 residential units comprising of duplexes, triplexes and quadplexes developed at a density of 6.38 units per acre is consistent and provides for a transition from lower density to higher density with adjacent and nearby properties. To the west and south is Hidden Forest Subdivision developed with primarily townhomes and some single family detached homes at a density of 4.99 units per acre; Spring Valley Townhomes to the northwest is developed at 7.86 units per acre; Windcrest Park Townhomes further to the northwest is developed at 6.76 units per acre. To the east within Forsyth County is a mixed-use development zoned MPD that contains apartments, single family homes and future commercial . Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 24 of 33 R/A RZ08-08/U08-04 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 25 of 33 R/A RZ08-08/U08-04 Location Parcel / Zoning Petition Zoning / Name Approved Density/Min. Heated Floor Area East (Forsyth County) 1 ZA3282 MPD (Master Plan Development) Deerfield Township 164 acres with no more than 983 residential units and 250,000 square feet of commercial area with 1,000 parking spaces South 2 RZ18-06/ U18-01 O-I (Office-Institutional) Conditional and Use Permit for Private School Milton Montessori School 3,287 sq. ft./acre Existing structure and new 9,500 sq.ft. building Further South 3 T-5 Limited IMT Deerfield 12 units/acre 3 stories Further South 4 T-5 Limited Fairview Townhomes 6.25/acre South and West 5 RZ02-105 TR (Townhouse Residential) Conditional Hidden Forest 4.99 units/acre 1,500 sq. ft. attached 2,000 sq. ft. detached Northwest 6 Z99-136 TR (Townhouse Residential) Conditional Spring Valley 7.86 units/acre 2 stories 1,200 sq. ft. Further Northwest 7 RZ97-115 TR (Townhouse Residential) Conditional Windcrest Park 6.76 units/acre 1,500 sq. ft. 2. Whether or not the proposal will adversely affect the existing use or usability of adjacent or nearby property? It is Staff’s opinion that the proposal will not adversely affect the existing use or usability of the adjacent properties as described above if approved with the Recommended Conditions. The applicant has provided a detailed buffer plan including cross section of the buffer to demonstrate the 35-foot proposed buffer adjacent to Hidden Forest Subdivision and a portion of Spring Valley Townhomes. The applicant is also providing a 35-foot undisturbed buffer along a portion of the property adjacent to Spring Valley Townhomes. The proposed development is within the range of existing approved densities and uses in the area. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 26 of 33 R/A RZ08-08/U08-04 3. Whether the property to be affected by the proposal has a reasonable economic use as currently zoned? The subject site may have a reasonable use currently zoned AG-1 (Agricultural) for single family residential and TR (Townhouse Residential) with a Use Permit for senior housing. 4. Whether the proposal will result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools? The proposed development may have some impact on existing streets, transportation facilities and schools. The roundabout that is under construction at the entrance of the project as well as the additional entrance on the northern portion of the site will help ameliorate the increase in traffic in and out of the subject site. All three schools will be impacted by the proposed development. This area is currently zoned for Cambridge High, Hopewell Middle, and Cogburn Woods Elementary and all schools are currently over building capacity and the project will increase the number over capacity as indicated in the Development Impact Statement below. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 27 of 33 R/A RZ08-08/U08-04 5. Whether the proposal is in conformity with the policies and intent of the land use plan? Future Land Use Plan Map: MFR (Multi Family Residential) and HDR-2 (High Density Residential) 5 units per acre or more Proposed use/density: Townhomes at 6.38 units per acre/Consistent The proposed development is in conformity with the following plan policies (objectives): • Accommodate our diverse population by encouraging a compatible mixture of housing types, densities and costs within the City. • Encourage development of housing opportunities that enable residents to have easier access to commercial services and employment opportunities. • Encourage housing policies, choices and patterns that increase opportunities for people to move into affordable owner-occupied housing. • Support appropriate residential and non-residential infill development and redevelopment in ways that complement surrounding areas. 6. Whether there are other existing or changed conditions affecting the use and development of the property which gives supporting grounds for either approval or disapproval of the proposal? Since the last approval for a Senior Housing Use Permit in 2008 at a density of 19.84 units per acre, the applicant has included additional acreage, but the amount of flood plain has increased on the site. The proposed density is 6.48 units per acre which is a significant decrease from the existing approved zoning. In addition, there is a mixed-use development under construction on the east side of Bethany Bend in Forsyth County which includes apartments, single family homes, and future commercial uses directly across the street from the site. Lastly, there is a roundabout under construction which will serve as the primary entrance and exit for the development. Therefore, it is Staff’s opinion that these changed conditions affect the use and development of the property which supports the recommended approval of the proposed rezoning. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 28 of 33 R/A RZ08-08/U08-04 7. Whether the zoning proposal will permit a use which can be considered environmentally adverse to the natural resources, environment and citizens of the City of Milton? The proposed use will not be environmentally adverse to the natural resources, environment and citizens of the City due to the required development regulations as it pertains to stormwater facilities, tree recompense and open space requirements. CONCLUSION It is Staff’s opinion that the proposed rezoning from TR (Townhouse Residential) and AG-1 (Agricultural) to TR (Townhouse Residential) to develop 54 townhomes is consistent with the 2016 Future Land Use Plan Update and Plan Policies as well as providing an appropriate transition from lower density to higher densities to the north and east. Staff recommends APPROVAL CONDITIONAL of RZ18-14 and APPROVAL CONDITIONAL VC18-09, PART 1 AND DENIAL OF VC18-09, PARTS 2 AND 3. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 29 of 33 R/A RZ08-08/U08-04 RECOMMENDED CONDITIONS If this petition is approved by the Mayor and City Council, it should be TR (Townhouse Residential) CONDITIONAL subject to the owner’s agreement to the following enumerated conditions. Where these conditions conflict with the stipulations and offerings contained in the Letter of Intent, these conditions shall supersede unless specifically stipulated by the Mayor and City Council. 1) To the owner’s agreement to restrict the use of the subject property as follows: a) Townhouse attached dwellings and accessory uses and structures. b) No more than 54 total dwelling units at a maximum density of 6.38 units per acre, whichever is less, based on the total acreage zoned. Approved lot/unit totals are not guaranteed. The developer is responsible through site engineering (at the time of application for a Land Disturbance Permit) to demonstrate that all lots/units within the approved development meet or exceed all the development standards of the City of Milton. The total lot/unit yield of the su bject site shall be determined by this final engineering. 2) To the owner’s agreement to abide by the following: a) Substantial compliance with the revised site plan received by the Community Development Department on March 19, 2019 and whereby the exact layout of the project may contain minor deviations approved by the Community Development Director provided the deviations remain consistent with the purpose and intent of the Council’s approval of the petition. Notwithstanding the contents of the site plan, the project must meet or exceed the requirements of the Zoning Ordinance, all other applicable city ordinances and these conditions. The site plan may be revised with the approval of the Community Development Director in order to comply with city codes and zoning conditions. Unless otherwise noted herein, compliance with all conditions shall be in place prior to the issuance of the first Certificate of Occupancy. b) All areas which are not part of an individual lot and held in common shall be maintained by a mandatory homeowners association, whose proposed documents of incorporation shall be submitted to the Director of Community Development for review and approval prior to the recording of the first final plat. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 30 of 33 R/A RZ08-08/U08-04 3) To the owner’s agreement to the following site development considerations: a) Provide a 35-foot landscape buffer adjacent to property zoned TR (Townhouse Residential) as depicted on the revised site plan received on March 19, 2019 and the detailed landscape plan dated January 16, 2019 adjacent to the single-family homes in Hidden Forest and portions of Spring Valley Townhomes except as required in condition 3.b. Design and plant selection shall be approved by the City Arborist. (VC18-09, Part 1) b) Provide a 35-foot undisturbed buffer adjacent to Spring Valley Townhomes as depicted on Exhibit “A”. (VC18-09, Part 1) c) Provide a four-board equestrian style fence not to exceed six feet in height along the property line abutting single family residential structures within Hidden Forest Subdivision. d) Provide a four-board equestrian style fence not to exceed six feet in height adjacent to Spring Valley Townhomes as depicted on Exhibit “A”. e) Units 23, 24, and 25 shall have a maximum depth of 40 feet as depicted on Exhibit “A”. f) Minimize clearing limits and grading to within 10 feet beyond Units 23, 24 and 25 as depicted on Exhibit “A” or as approved by the Community Development Director. 3) To the owner’s agreement to abide by the following requirements, dedication, and improvements: a) Access to the site and frontage improvements shall be subject to the approval of City of Milton Department of Public Works, prior to the issuance of a Land Disturbance Permit, Subdivision Plat or Certificate of Occupancy (whichever comes first). Entrance(s) and frontage improvements shall conform to Chapter 48 Streets, Sidewalks and Other Public Places of the City of Milton Code of Ordinances. b) Provide sidewalks internal to development and along entire Bethany Bend frontage connecting to existing infrastructure on adjacent parcels as required and approved by City of Milton Department of Public Works. Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 31 of 33 R/A RZ08-08/U08-04 Revised Site Plan Submitted on March 19, 2019 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 32 of 33 R/A RZ08-08/U08-04 Detailed Landscape Plan – January 16, 2019 Prepared by the Community Development Department for the City of Milton Planning Commission Meeting on March 27, 2019 3/22/2019 Page 33 of 33 R/A RZ08-08/U08-04 Exhibit “A” SITE UNIT CODE WATER TABLE WALLS WINDOWS LINTELS AND/OR SILLS FRONT DOOR CHIMNEY ROOF MISC 1 A BLACK FOREST LEDGESTONE WHITE CEMENT SIDING BLACK ALUMINUM NONE BLACK COMPOSITE GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE STAINED WOOD SHUTTERS 2 A BLACK FOREST LEDGESTONE WHITE METAL BATTEN BLACK ALUMINUM NONE WOOD NAT STAINED GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE NONE 3 B BLACK FOREST LEDGESTONE WHITE CEMENT SIDING BLACK ALUMINUM NONE BLACK COMPOSITE GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE STAINED WOOD SHUTTERS 4 B BLACK FOREST LEDGESTONE BLACK FOREST LEDGESTONE BLACK ALUMINUM CONCRETE WOOD STAINED PLANK BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE NONE 5 B BLACK FOREST LEDGESTONE WHITE CEMENT SIDING BLACK ALUMINUM NONE BLACK COMPOSITE GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE STAINED WOOD SHUTTERS 6 C FOND DU LAC CO SQUIRE JUMP VR FOXWOOD STONE WHITE ALUMINUM LIMESTONE GRAY COMPOSITE GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 7 C FOND DU LAC CO SQUIRE JUMP FOND DU LAC CO SQUIRE JUMP BLACK ALUMINUM CONCRETE WOOD GRAY STAINED GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 8 C FOND DU LAC CO SQUIRE JUMP GRAY CEMENT SIDING WOOD STAINED LIMESTONE WOOD NAT STAINED GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 9 C FOND DU LAC CO SQUIRE JUMP VR FOXWOOD STONE WHITE ALUMINUM LIMESTONE GRAY COMPOSITE GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 10 D BLACK FOREST LEDGESTONE WHITE CEMENT SIDING BLACK ALUMINUM NONE BLACK COMPOSITE GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE STAINED WOOD SHUTTERS 11 D BLACK FOREST LEDGESTONE BLACK FOREST LEDGESTONE BLACK ALUMINUM CONCRETE WOOD NAT STAINED PLANK BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE NONE 12 D BLACK FOREST LEDGESTONE WHITE METAL BATTEN BLACK ALUMINUM NONE WOOD NAT STAINED GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE NONE 13 D BLACK FOREST LEDGESTONE WHITE CEMENT SIDING BLACK ALUMINUM NONE BLACK COMPOSITE GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE STAINED WOOD SHUTTERS 14 E FOND DU LAC CO SQUIRE JUMP VR FOXWOOD STONE WHITE ALUMINUM LIMESTONE GRAY COMPOSITE GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 15 E FOND DU LAC CO SQUIRE JUMP FOND DU LAC CO SQUIRE JUMP BLACK ALUMINUM CONCRETE WOOD GRAY STAINED GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 16 F FOND DU LAC CO SQUIRE JUMP GRAY CEMENT SIDING WOOD STAINED LIMESTONE WOOD NAT STAINED GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 17 F FOND DU LAC CO SQUIRE JUMP VR FOXWOOD STONE WHITE ALUMINUM LIMESTONE GRAY COMPOSITE GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 18 G BLACK FOREST LEDGESTONE WHITE CEMENT SIDING BLACK ALUMINUM NONE BLACK COMPOSITE GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE STAINED WOOD SHUTTERS 19 G BLACK FOREST LEDGESTONE WHITE METAL BATTEN BLACK ALUMINUM NONE WOOD NAT STAINED GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE NONE 20 G BLACK FOREST LEDGESTONE BLACK FOREST LEDGESTONE BLACK ALUMINUM CONCRETE WOOD NAT STAINED PLANK BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE NONE 21 G BLACK FOREST LEDGESTONE WHITE METAL BATTEN BLACK ALUMINUM NONE WOOD NAT STAINED GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE NONE 22 G BLACK FOREST LEDGESTONE WHITE CEMENT SIDING BLACK ALUMINUM NONE BLACK COMPOSITE GLASS BLACK FOREST LEDGESTONE BLACK COMPOSITE SLATE STAINED WOOD SHUTTERS 23 H BARNWOOD FIELDLEDGE BLACK CEMENT SIDING WOOD STAINED CONCRETE WOOD NAT STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 24 H BARNWOOD FIELDLEDGE VR DOVERWOOD STONE BLACK ALUMINUM NONE WOOD DARK STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 25 H BARNWOOD FIELDLEDGE BLACK CEMENT SIDING WOOD STAINED CONCRETE WOOD NAT STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 26 I CHALK DUST BRICK WHITE METAL BATTEN WHITE ALUMINUM WOOD NAT/LIMESTONE GRAY COMPOSITE GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM NONE 27 I CHALK DUST BRICK CHALK DUST BRICK BLACK ALUMINUM CONCRETE WOOD GRAY STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM NONE 28 I CHALK DUST BRICK GRAY CEMENT SIDING BLACK ALUMINUM CONCRETE WOOD NAT STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM STAINED WOOD SHUTTERS 29 I CHALK DUST BRICK CHALK DUST BRICK BLACK ALUMINUM CONCRETE WOOD GRAY STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM NONE 30 I CHALK DUST BRICK GRAY CEMENT SIDING BLACK ALUMINUM CONCRETE WOOD NAT STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM STAINED WOOD SHUTTERS 31 I CHALK DUST BRICK CHALK DUST BRICK BLACK ALUMINUM CONCRETE WOOD GRAY STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM NONE 32 I CHALK DUST BRICK GRAY CEMENT SIDING BLACK ALUMINUM CONCRETE WOOD NAT STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM STAINED WOOD SHUTTERS 33 I CHALK DUST BRICK WHITE METAL BATTEN WHITE ALUMINUM WOOD NAT/LIMESTONE GRAY COMPOSITE GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM NONE 34 J BARNWOOD FIELDLEDGE BLACK CEMENT SIDING WOOD STAINED CONCRETE WOOD NAT STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 35 J BARNWOOD FIELDLEDGE VR DOVERWOOD STONE BLACK ALUMINUM NONE WOOD DARK STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 36 J BARNWOOD FIELDLEDGE BARNWOOD FIELDLEDGE WOOD STAINED NONE BLACK COMPOSITE GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 37 J BARNWOOD FIELDLEDGE VR DOVERWOOD STONE BLACK ALUMINUM NONE WOOD DARK STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 38 J BARNWOOD FIELDLEDGE BARNWOOD FIELDLEDGE WOOD STAINED NONE BLACK COMPOSITE GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 39 J BARNWOOD FIELDLEDGE BLACK CEMENT SIDING WOOD STAINED CONCRETE WOOD NAT STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 40 K CHALK DUST BRICK WHITE METAL BATTEN WHITE ALUMINUM WOOD NAT/LIMESTONE GRAY COMPOSITE GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM NONE 41 K CHALK DUST BRICK GRAY CEMENT SIDING BLACK ALUMINUM CONCRETE WOOD NAT STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM STAINED WOOD SHUTTERS 42 K CHALK DUST BRICK CHALK DUST BRICK BLACK ALUMINUM CONCRETE WOOD GRAY STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM NONE 43 K CHALK DUST BRICK GRAY CEMENT SIDING BLACK ALUMINUM CONCRETE WOOD NAT STAINED GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM STAINED WOOD SHUTTERS 44 K CHALK DUST BRICK WHITE METAL BATTEN WHITE ALUMINUM WOOD NAT/LIMESTONE GRAY COMPOSITE GLASS CHALK DUST BRICK SILVERSMITH METAL SEAM NONE MILIEU CHART OF EXTERIOR MATERIALS SITE UNIT CODE WATER TABLE WALLS WINDOWS LINTELS AND/OR SILLS FRONT DOOR CHIMNEY ROOF MISC 45 L BARNWOOD FIELDLEDGE BLACK CEMENT SIDING WOOD STAINED CONCRETE WOOD NAT STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 46 L BARNWOOD FIELDLEDGE BARNWOOD FIELDLEDGE WOOD STAINED NONE BLACK COMPOSITE GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 47 L BARNWOOD FIELDLEDGE BLACK CEMENT SIDING WOOD STAINED CONCRETE WOOD NAT STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 48 M BARNWOOD FIELDLEDGE BLACK CEMENT SIDING WOOD STAINED CONCRETE WOOD NAT STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 49 M BARNWOOD FIELDLEDGE VR DOVERWOOD STONE BLACK ALUMINUM NONE WOOD DARK STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 50 M BARNWOOD FIELDLEDGE BLACK CEMENT SIDING WOOD STAINED CONCRETE WOOD NAT STAINED GLASS BARNWOOD FIELDLEDGE MED BRONZE METAL SEAM NONE 51 N FOND DU LAC CO SQUIRE JUMP VR FOXWOOD STONE WHITE ALUMINUM LIMESTONE GRAY COMPOSITE GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 52 N FOND DU LAC CO SQUIRE JUMP FOND DU LAC CO SQUIRE JUMP BLACK ALUMINUM CONCRETE WOOD GRAY STAINED GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 53 N FOND DU LAC CO SQUIRE JUMP GRAY CEMENT SIDING WOOD STAINED LIMESTONE WOOD NAT STAINED GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE 54 N FOND DU LAC CO SQUIRE JUMP VR FOXWOOD STONE WHITE ALUMINUM LIMESTONE GRAY COMPOSITE GLASS FOND DU LAC CO SQUIRE JUMP CHESAPEAKE COMP SHAKE NONE MILIEU CHART OF EXTERIOR MATERIALS SITE NOS: 1,3,5,10,13,18,22 WATER TABLE + CHIMNEY WALLS SHUTTER WINDOW ROOF DOOR CHIMNEY POT SITE NOS: 2,12,19,21 ROOF WATER TABLE + CHIMNEY WINDOW DOOR WALLS CHIMNEY POT SITE NOS: 4,11,20 ROOF WATER TABLE + WALL + CHIMNEY WINDOW DOOR LINTEL + SILL SITE NOS: 6,9,14,17,51,54 ROOF WATER TABLE + CHIMNEY WINDOW WALLS LINTEL + SILL CHIMNEY POT DOOR SITE NOS: 8,16,53 ROOF WALLS WINDOW DOOR WATER TABLE + CHIMNEY LINTEL + SILL CHIMNEY POT SITE NOS: 7,15,52 ROOF WATER TABLE + WALL + CHIMNEY DOOR LINTEL + SILL WINDOW SITE NOS: 23,25,34,39,45,47,48,50 DOOR WINDOW ROOF WATER TABLE + CHIMNEY WALLS LINTEL + SILL SITE NOS: 24,35,37,49 DOOR WINDOW ROOF WALLS WATER TABLE + CHIMNEY SITE NOS: 36,38,46 ROOF WATER TABLE + WALL + CHIMNEY WINDOW DOOR SITE NOS: 26,33,40,44 ROOF WINDOW WATER TABLE + CHIMNEY LINTEL SILL DOOR WALLS SITE NOS: 28,30,32,41,43 WALLS LINTEL + SILL DOOR WINDOW ROOF WATER TABLE + CHIMNEY SHUTTER SITE NOS: 27,29,31,42 WATER TABLE + WALL + CHIMNEY LINTEL + SILL WINDOW ROOF DOOR N A C L I H 0 G I F Page is too large to OCR.