1000 Park Avenue – Update #3

Project Scope: Reduction in project size, new project.

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Applicant:  Wood Partners, Sharon Gay

SAP#: SAP-13-113

Description: Luxury Rental use, 415,000sf, 317 feet in height, 27 floors, 224 units- mix of 1, 2 and 3 bedroom, 425 parking spaces

 

 This proposed project was originally part of a PD-MU zoning prior to SPI-12 and as such is allowed to retain that status provided no changes are made to use, density, height or location.  If changes are made to these characteristics then the project must comply with SPI-12 requirements.  The project was also considered by the SPI-12 DRC in January 2014.

 Recommendations Regarding Variations:

Section 16-18L.012 table – applicant requests reduction from required three loading spaces to two spaces.

            Recommendation:  The committee recommends approval of this request.

Section 16-18L.012(2):  “Loading shall be placed and oriented in a manner to minimize visibility from public right of way…”

Recommendation:  The committee has significant concerns about the placement of the loading in the proposed plan as it is directly visible from Phipps Boulevard.  The committee recommends plan revisions that shift the location of the loading areas to the rear (east) of the site to eliminate the need for this variation.

Section 16-18L.007 – “any buildings shall be designed so as not to prohibit or obstruct the ability for future interparcel access and connectivity…”

            Recommendation:  The committee understands there are legal issues in play between this site and the adjacent Park Avenue Condominium, however, finds the lack of connectivity to be detrimental to the overall community and recommends the applicant do everything possible to ensure connectivity between the two developments.

 Section 16-18L.009 (table).  Streetscape requirements.

            Recommendation:  The committee notes the plans do not appear to include the required streetscape on the Phipps Boulevard portion of the site adjacent to the pet walk area.  The committee recommends plans be revised to address this deficiency so as to eliminate the need for variation.

Section 16018L.014  For all uses except hotels, driveways shall be predominantly perpendicular to the adjacent street.

            Recommendation:  The committee notes that the proposed service drive accessing Phipps Boulevard is not perpendicular due to the orientation of the building and recommends approval of this variation should it be deemed necessary.

Section 16-18L.014(2)(b)(i): Maximum combined with od curb cuts is 36 feet.

Recommendation:  The committee recommends the applicant revise the plans to meet the requirements of this section of the code.

 Section 16-18L.014(2)(b()ii):  Curb cut maximum width for loading areas 14 feet

Recommendation:  The committee recommends the applicant revise the plans to meet the requirements of this section of the code.

Section 16-18L.011  Relationship of Building to the Street.

Recommendation:  While the applicant has indicated the internal Park Avenue is the designated primary street for the purposes of satisfying code requirements, the committee does not feel that this meets the spirit of the code.  The committee recommends the applicant provide direct accessibility between the development and Phipps Boulevard by modifying the plans to include a sidewalk along the service drive from Phipps Boulevard.

Section 16-18L.018  Any development over 50,000 is required to become a member of TMA or develop a transportation management plan.

Recommendation:  The committee recommends the applicant become a member of Livable Buckhead to eliminate the need for this variation.

 Section 16-18L.011(6)(a):  Sidewalk level active use.

            Recommendation:  The committee recommends the applicant revised the plans to satisfy this requirement and negate the need for a variation.

Section 16-18L.012(2)

Recommended Changes:

• The committee notes a lack of demarcation for pedestrian access from the building to the proposed pet walk area and recommends the plans be modified to include a striped crosswalk designating this access.
• The committee notes significant changes to the previously anticipated pedestrian walkway with the development to the south (Phipps Plaza side) of the development and needs additional information regarding the access.

 Suggested Considerations:

• The committee notes previous concerns raised by the adjacent development related to insufficient parking for daytime staff and visitors to the building and suggests the applicant consider providing more parking than necessary to meet the anticipated program and pursuit of shared parking arrangements with the existing Park Avenue development.

 The Development Committee expects to see this applicant again once the concerns are addressed.