3116 Roswell – Hanover (Second Visit)

Project Scope: New construction

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Applicant: Jessica Hill

The Hanover Company proposes to redevelop the existing surface parking lot located at 3116 Roswell Road with a mixed use project with ground floor commercial uses and high rise apartments above the commercial uses and parking structure. The current program includes 351 apartments and 12,975 square feet of commercial space. Parking spaces will be incorporated into the development for use for parking for parking by the adjacent Buckhead Theater as well.

 Recommendations Regarding Variations Requested:

1. Variation from Section 16-18I.023 to reduce required parking spaces from 769 parking spaces to 662 parking spaces.

Based on a market demand, the applicant proposes to provide 1.48 spaces per unit for the residential component and 144 parking spaces for the combined use of the 12,975 square feet of retail and the adjacent Buckhead Theater. [Note: The 769 parking spaces required does not include parking required for the Buckhead Theater. There are approximately 119 parking spaces on the existing surface lot being redeveloped.]

Recommendation: The committee recommends approval of this request. The committee notes a significant parking shortage issue in the immediate vicinity and recommends the applicant consider providing additional parking made available to the general public to offset the demand for parking. The committee also recommends the applicant coordinate with the Community Improvement District to explore potential opportunities for financial support to offset the expense of this additional parking.

2. Variation from Section 16-18I.023 to reduce the required number of parking spaces for the Buckhead Theater located at 3110 Roswell Road to zero during construction.

Development of the property will displace the existing surface parking lot that currently provides parking for the Buckhead Theater. During construction, off site parking will be arranged to service the Buckhead Theater. Details regarding the specific location of the off site parking and access to such parking will be provided upon filing of the SAP application.

Recommendation: The committee notes the necessity of this request to facilitate construction and therefore recommends approval of this variation should it be deemed necessary. The committee does, however, recommend the applicant make other offsite arrangements for Theater events during construction.

3. Variation from Section 16-18I.019 to reduce required loading spaces from four (4) loading spaces to two (2) loading spaces.

The request to reduce the number of required loading parking spaces is consistent with the demand similar mixed use projects generate for such loading spaces. The leasing of the units will be coordinated through the leasing office to ensure the loading areas are not overburdened during the leasing process. Further there will be some sharing of loading spaces based on the mix of uses in the development.

Recommendation: The committee recommends approval of this variation request.

4. Variation from Section 16-18I.020(2)(c)(iv) to allow two curb cuts to be located on Early Street.

Due to the property’s adjacency to three streets, three curb cuts are allowed for the development. The applicant is seeking the permitted number of curb cuts but would like to locate two on Early Street. One of the two curb cuts on Early Street will be for service use only. The other curb cut will be on Roswell Road in a location to be approved by GDOT and the City of Atlanta Office of Transportation

Recommendation: The committee agrees with the rationale supporting the relocation of the Irby street curb cut to Early and therefore recommends approval of this variation request.

5. Variation from Section 16-18I.020(2)(a) to allow for a curb cut of wider than 24 feet in width for two-way entrances.
Recommendation: The committee recommends approval of the request provided the plans are modified to a maximum of 26 feet with a ten foot pedestrian refuge adjacent to the column between the entrance and exit.

6. Variation from Section 16-18L.016(3)(b)(i) to delete the requirement for a five foot (5’) supplemental zone on Early Street and Roswell Road.

The site is narrow along its east to west plane which limits the opportunity for provision of the full required sidewalk. The eastern side of Early Street is currently developed with the rear of buildings, service areas and parking. Eliminating the supplemental zone along what is currently a service oriented street will not adversely impact the area. In addition, to align in an aesthetically appropriate manner with the existing Buckhead Theater, a variation for the supplemental zone is required along Roswell Road.

Recommendation: The committee recommends approval of the modifications to the supplemental zone on Roswell Road provided the corner of Roswell and Irby is designed specifically to accommodate outdoor dining. The committee recommends approval of the elimination of the supplemental zone on Early Street.

7. Section 16-18I.024 Membership in transportation management association and transportation management plans.

Recommendation: The committee recommends the applicant contact Livable Buckhead, Inc. to pursue membership to satisfy this requirement.

8. Variation from Section 16-18I.020(2)(b) – Driveways shall be located no closer than 100 feet from the nearest adjacent intersection. (Early Street Side)

Recommendation: The committee recommends approval of the requested variation.

9. Section 16-18I.013 – The applicant has indicated the intention of using the useable open space and mixed use density bonuses to achieve the maximum height allowable in the district.

Recommendation: The committee was not provided with a breakdown of square footage calculations necessary to demonstrate achievement of open space requirements and bonuses. Therefore, the committee recommends the applicant incorporate the shared parking bonus in lieu of open space as it is more readily identifiable.
10. Variation from Section 16018I.017(6)(a)(i)(2)- Fences shall not exceed 42 inches in height and walls shall not exceed 30 inches in height unless existing topography requires a retaining wall of a greater height.

Recommendation: The committee recommends approval of this variation request for the Roswell/Irby corner of the proposed site due to the existing topographical considerations.

11. Variation from Section 16-18I.015 Table Type 2 Street – on Roswell Road to accommodate the transition between the proposed building and the Buckhead Theater.

Recommendation: The committee recommends approval of the request to allow the small area to encroach into the clear zone no more than 2 feet.

12. Variation from Section 16-18I.019(3)b) Building mechanical equipment except when located on rooftops shall be located to the side or rear of the principal structure and shall not be visible from the public right-of –way. Screening with walls or landscaping shall be required if the equipment is otherwise visible fromt eh public right-of-way.

Recommendation: The committee recommends the applicant explore additional options for screening the louvers on early street so they are minimally intrusive and visually compatible with the building materials.

13. Variation from Section 16-18I.020(5)(a)(i) Parking structures shall have an appearance similar to or compatible with the adjoining or attached structure.

Recommendation: The committee recommends approval of this variation.

14. Section 16-18I.017(3) A street address at a minimum of 6 inches in height located directly above or beside the primary building entrance.
Recommendation: The committee recommends the applicant comply with this requirement.

15. Section 16-18I.019(7) – Building facades greater than 100 feet in horizontal length shall include variety in façade treatment, materials, textures, colors and/or window and door patterns aat a minimum depth of 2 feet to provide visual interest.

Recommendation: The committee notes the façade on Early Street exceeds 100 feet in length and recommends further architectural treatment be explored (potentially taking advantage of the 7 parking spaces on the ground floor) to articulate the façade resulting in additional visual interest.

Recommended Changes:

Recommendation: The committee recommends the ground floor level glass at the corner of Irby and Early be extended further along Early Street in an effort to further activate the sidewalk and provide visual interest.

Recommendation: The committee recommends the applicant work with the Georgia Department of Transportation to provide pedestrian crosswalks or HAWK signalized crossing facilities on Roswell Road adjacent to the curb cut for the development that is aligned with Sardis.

Recommendation: The committee notes that canopies cannot extend into the clear zone or right of way without an encroachment permit.

Recommendation: The committee notes that replatting of the property may necessitate a variation for the parking spaces related to the Buckhead Theater. The committee recommends the applicant sign 118 spaces of parking designating them as reserved for Theater Parking during events.

The Development Review Committee does not expect to see this applicant again unless significant changes are made to the proposed plans that necessitate additional variations or the City staff requests additional input from the DRC.