321 pharr road – second submittal
Description: 321 Pharr Road involves demolition of existing commercial structures to replace with a mixed-use development including a total of 528,540 sq ft. of commercial and residential space. The development will include 406 multifamily units and 18,540 square feet of commercial retail space. 500 parking spaces will be provided in a garage structure with entrances on Pharr, North Fulton Drive and Grandview Avenue.
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Applicant: Jessica Hill (Troutman Pepper) on behalf of Tidal Real Estate Partners, Hanna Terry ESA, Lee Davis ESA, Ginny Webb ESA
Recommendations Regarding Variations:
Sec. 16-18I.007(6): Permitted principal uses and structures. Code requires active sidewalk level uses for Type 3 street frontages. Variation requested to eliminate the requirement for an active use on Grandview Avenue (Type 3 Street).
Recommendation: The committee recommends approval for the subject the variation with the provision that the applicant provides a public art mural to activate the pedestrian experience.
Sec. 16-18I.020(5)(a)(ii): Driveways, curb cuts and parking structures. Code requires facades at sidewalk level of any public right-of-way. Variation requested to eliminate the requirement on Grandview Avenue in the parking deck.
Recommendation: The committee recommends approval for the subject variation.
Sec. 16-18I.017(5): Relationship of building to street. Code requires fenestration including all window and door openings to be provided at the sidewalk level at a minimum of 65%. Variation requested reduce the required fenestration on Grandview Avenue to 10%
Recommendation: The committee recommends approval for the subject variation with the provision that applicant provides public art in the form of a mural to activate the pedestrian experience.
Sec. 16-18I.019(1) & Sec. 16-28.015: Loading/Loading dock entrances and building mechanical accessory features. Code requires off-street loading spaces be provided in accordance with the table of loading requirements. Variation requested to allow shared loading to reduce the required loading from 3 spaces to 2 spaces.
Recommendation: The committee recommends approval for the subject variation.
Sec. 16-18I.020(2)(a): Driveways, curb cuts and parking structures. Code requires driveways shall be a maximum of 24’ in width for two-way entrances. Variation requested to increase the curb cut width to 52 feet on Grandview Avenue.
Recommendation: The committee recommends approval for the subject variation given the adjacency of the loading and vehicular entrances.
Sec. 16-18I.020(2)(b): Driveways, curb cuts and parking structures. Code requires driveways to be located no closer than 100 feet from the nearest adjacent intersection or driveway. The applicant requests a variation requested to allow a curb cut on Grandview Avenue within 100’ of the adjacent curb cut to the North for the existing gas station.
Recommendation: The committee notes that existing conditions prevent this code requirement from being achieved and, as such, recommends approval for the subject variation.
Additional Considerations
The committee noted community concerns regarding the height of the proposed development and asked the applicant to explain how they are achieving the maximum height of 225 feet allowable in the district. The applicant complied and the committee concurs the calculation is correct.
The committee applauds the applicant for allocating dedicated recycling collection areas in the loading area of the proposed development in order to facilitate the ease of compliance with the multifamily recycling ordinance. The committee recommends the applicant look to provide residents with Valet compositing and to provide separate glass recycling services.
The committee recognizes the need for public art in Buckhead and recommends the applicant include a public art installation within the motor lobby of the proposed development project to further activate the neighborhood. The committee suggested the applicant consider incorporating public art as a potential mitigation strategy related to the variations needed on Grandview.
The committee showed concern for safety along the rear of the property and recommends the applicant implement security cameras and connect them to the City of Atlanta’s video integration system to improve safety in the community.
The committee appreciates the applicant will be achieving LEED certification for their project to further promote sustainability. The applicant intends to implement energy efficient HVAC systems, green roofs and other sustainability initiatives. The committee recommends the applicant pursue using gray water for their landscaping and storm water retention to set an example for new development in the community.
The applicant indicated that they are not including any workforce or affordable housing in the proposed development, with the exception of one subsidized rental unit for a Zone 2 police officer per the conditions required by the Garden Hills Neighborhood Association. The committee recognizes the need for additional housing and recommends the applicant work with Livable Buckhead to participate in an employer assisted housing subsidy program.
The committee appreciates the applicant will be providing EV chargers for residents of the property to further promote sustainability.
The Development 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.
