3330 piedmont road – starbucks third visit
Description: The applicant is requesting review and approval for plans to build a new structure on the site of the nearly demolished existing structure. The proposed build-back plan is a 2110-square-foot coffee shop fronting Piedmont Road, approximately 20’ high from grade. The plan set is identical to the proposal last seen by the DRC, at the May 2024 meeting. While the proposed use is identical to the past one, the new structure is approximately 400 square-feet larger than the original.
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Applicant: Sonya Fambro
Also present for the Applicant: Scott Siebert, Evan Burch
SAP#: SAP-23-086
Variation(s) Requested: None
Description
The applicant is requesting review and approval for plans to build a new structure on the site of the nearly demolished existing structure. The proposed build-back plan is a 2110-square-foot coffee shop fronting Piedmont Road, approximately 20’ high from grade. The plan set is identical to the proposal last seen by the DRC, at the May 2024 meeting. While the proposed use is identical to the past one, the new structure is approximately 400 square-feet larger than the original.
Recommendations Regarding Variations:
Multiple variations are required for this proposal to meet current SPI-9 codes. The following variations relate to building placement, lot configuration, and vehicular flow:
- 16-18I.012. – Development controls (maximum setback shall not exceed 25 feet)
- 16-18I.016. – Supplemental zone (there is no supplemental zone)
- 16-18I.020.(3.a) – Driveways (are not permitted between the sidewalk and building)
- 16-18I.020.(3.b) – Drive-throughs (shall not be visible from a Type 1 or 2 street)
The DRC recommended approval of the identified variations above for the following reasons:
- Due to topography, the existing site already was located approximately 4-5 feet below sidewalk grade, it prevented the building from properly interfacing with the street. The BCID-initiated GDOT project further increased that non-conformity and eliminated the only pedestrian access to the previous Starbucks.
- The project eliminated a gradual grade transition that was partially landscaped, from the sidewalk to the street with a 42” tall concrete wall. The combination of #1 above and the above-grade portion of the wall fronting Piedmont, substantially screened the drive-through, making it impossible to see by vehicular travel and minimizing it for pedestrians. Both substantially address requirements posed by Sec. 16-18I.020, subsections 3.a and 3.b.
- The GDOT project also revised the sidewalk configuration. When combined with the previous topographical constraints, the site cannot meet Sec. 16-18I.012 and Sec. 16-18I.016 for no fault of the applicant.
- Existing and proposed landscaping by the applicant or the landlord identified on the LDP will further screen the drive-through related impacts and improve the overall look of the site. The applicant should ensure the mature vegetation fully screens the vehicular portion.
Additionally, the submitted plan set cannot meet four subsections of the following section in the SPI-9 code. All of which will require variations:
- 16-18I.017. – Relationship of building to street:
- Pedestrian entrance will not face street / sidewalk.
- No street address number is proposed.
- Fenestration – Will not meet the 65% requirement.
- Minimum building façade height – The proposed replacement is 20 feet in height but located 5-6 below sidewalk grade, giving the building an effective height of 14-15 feet.
The DRC recommended approval of the identified variations above for the following reasons:
- Due to site constraints, the front of the building needs to be oriented perpendicular to Piedmont Road. This prevents subsections 2 and 3 above from being met. The proposed arrangement does look welcoming for pedestrians walking south on Piedmont with improved access via a staircase down to a crosswalk through the parking lot to the store
- The orientation of the building also results in the ice room being oriented towards the street, preventing the structure from reasonably meeting the 65% fenestration requirement in subsection 5.
- The topographical and site orientation requirements both contribute to the proposed structure from meeting subsection 8, related to relative elevation above sidewalk level. Any attempt for the applicant to raise the height of the proposed structure to 24-25 feet from 20 feet will only marginally improve the look of the structure from the street. Because the building cannot interface with Piedmont Road, compliance with this subsection is pointless.
- The screening proposed in the landscaping further mitigates the non-conformity.
Additional Recommendations for the Applicant:
The DRC recommended that the design team explore the following improvements to the submitted plan set:
- Include additional artwork on the eight-foot-high expanse of wall that fronting the drive through lane to improve the visual experience for patrons of Starbucks and to deter graffiti. This mural should coordinate with the final one proposed for the south side of the building.
- Create a smaller mural on the Piedmont Road side of the retaining wall that directs pedestrians to the new staircase to the shopping center approximately 100 feet north of the vehicular entrance.
- Ensure final parking lot configuration properly identify the pedestrian walkways to drivers.
Additional Recommendations for the BCID and GDOT:
The DRC recommended that the project team for the road improvements make the following modifications to their project to further improve pedestrian safety for those accessing Starbucks (or other retail establishments) while further screening the nonconformities from view from Piedmont Road.
- Not pour a concrete sidewalk stub leading down to a dead-end on the north side of the vehicular access to the full Buckhead Landing Shopping Center. Instead, the BCID should landscape that section in a manner that improves screening of the Starbucks drive through and deters pedestrians from walking on that side of the entrance.
- Ensure the sidewalk along the west side of Piedmont stop at the crosswalks and signage posted directing pedestrians to either cross to the south side of the vehicular entrance for ADA-access or to the north for stair access.
The Development Committee DOES NOT expect to see this applicant again UNLESS significant changes are required to the proposed plan that necessitate substantial re-review and/or variations that will require additional input from the DRC.
