111 w paces ferry road – panos

Posted May 27, 2026

Description

The applicant proposes to construct a 2700 square foot addition to the front of their existing restaurant/event space and an ADA-accessible entrance and elevator to the rear of the property. The proposed addition will be constructed with a similar design to their existing structure, retaining much of the house-like appearance from the West Paces Ferry Road and East Andrews Drive frontages. The expansion will replace the existing open-air deck and surface parking lot along West Paces Ferry Road with new interior space and a fully enclosed open-air dining area. The exterior finishes will be a mix of wood, stucco, tile and glass windows. In the rear, the applicant will modify the parking lot and entryway to allow for disabled guests to park and access the building by elevator.

Applicant: Kevin Bailey

Also present for the Applicant: Andrew Wilson and Pano Karatassos.

SAP#: CRC-2026-00028 (SAP not yet filed)

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Variation(s) Requested: At least three.

Recommendations Regarding Variations:

At least three variations are required for this proposal to meet current SPI-9 codes. The following variations relate to building placement and sidewalk dimensions:

16-18I.012: Development controls (maximum setback shall not exceed 25 feet)
16-18I.015: Sidewalks (sidewalks do not meet Type 2 street parameters)
16-18I.016: Supplemental zone (there is no supplemental zone)

The DRC recommends approval of the identified variations above for the following reasons:

The proposed addition likely exceeds the 40% increase in floor area threshold to trigger the need to meet current site requirements set forth in Sec. 16-18I.010.2.
Due to topography and pre-SPI-9 zoning regulations, the existing structure is not compliant with present codes and would remain that way as no demolition is proposed for that structure.
Forcing only the addition to meet current setbacks would be detrimental to the overall appearance and aesthetics of the completed building.
Topography also poses limitations on the ability for both the existing and new portions to meet street front interface requirements along East Andrews Drive
Forcing the site plan to meet current Type 2 street scape and supplemental zone requirements would necessitate the removal of a large mature tree and most likely, substantial regrading as well.
The applicant is already materially bringing the building and site towards the intent of SPI-9 zoning code by removing the existing curb cut and parking lot between the front of the building and West Paces Ferry Road and improving the streetscape along that frontage.
The applicant will also improve accessibility for handicapped customers or employees with the proposed ADA improvements to the rear of the structure and adjacent parking lot.

Additionally, the DRC recommends that the applicant make following plan improvements as part of the recommendation to grant the requested variations:

16-18I.012. – Development controls: The proposed expansion includes areas beyond the 25’ setback limitation.
16-18I.016. – Supplemental zone: The proposed site plan does not include a supplemental zone.
- The applicant should submit a landscaping plan that indicates what is proposed for the area between the completed structure and the sidewalks.

16-18I.015. – Sidewalks: The proposed site plan does not meet the Type 2 streetscape requirements.
- The applicant should try to meet the streetscape requirements along West Paces Ferry as close as can be done given the difficulty with working around the mature tree on the eastern side of the lot and possible utility limitations near the corner.
- In addition to the curb cut removal, the applicant should install new sidewalk light fixtures and trees within what would function as the amenity zone along the West Paces street frontage.
- The walk zone should likewise be expanded in width to improve pedestrian connectivity.
- Given the recent landscape and lighting improvements plus slope issues along East Andrews Drive, the DRC does not recommend any changes to that street frontage.

Additional Recommendations for the Applicant:

The DRC recommended that the applicant improve the entrance to the facility from the West Paces Ferry sidewalk. As proposed, the DRC felt that the doorway did not fully meet the intent of Sec. 16-18I.017.4.b in terms of providing an “architecturally articulated” and fully functional entrance facing the street.

Finally, the DRC recommended that the resubmitted plan set should include floor plans so that it is clear how much of the new addition is fully enclosed conditioned space, covered outdoor space that is shielded from the elements and fully outdoor dining space.

Additional Recommendations for the Office of Zoning and Development

The DRC recommended the city provide additional guidance on what is counted as ‘floor area’ within the parameters outlined by the phrase “that increases the floor area by no more than the lesser of 8,000 square feet or 40 percent of the existing floor area” in Sec. 16-18I.010.2.

During the meeting there was unresolved discussion about how floor area is calculated:

Only conditioned indoor space;
Conditioned indoor space AND permanently covered, enclosable outdoor space;
Any occupiable space indoors or out that is added to an existing structure.

Clarity on this definition would be greatly appreciated as to better calculate whether an addition triggers the need to meet current SPI-9 zoning codes.

Transportation Management Plan (TMP)

The SPI-9 district requires the submission of a Transportation Management Plan (TMP) to address site access, multimodal connectivity, and strategies to reduce single-occupancy vehicle trips.

The Development Review Committee recommends that applicants satisfy this requirement through participation in Livable Buckhead’s Transportation Demand Management (TDM) program. Livable Buckhead serves as the area’s designated TDM provider and offers a comprehensive, turnkey approach to meeting TMP requirements, including employer outreach, commute alternatives, transit integration, and performance tracking.

Early coordination with Livable Buckhead is strongly encouraged to ensure the TMP is aligned with district goals and can be efficiently implemented upon project delivery.

Calvin Cromer