415 East Paces Ferry Road

Description: This application proposes the development of a 1.11 acre tract with an approximately 200 room boutique hotel (Thompson brand) with food and beverage uses on the sidewalk level and rooftop level and a ballroom with meeting space and exterior function space. The building will contain 10 stories with a basement. Access to the development will be provided through a circular drive to be located on East Paces Ferry Road. Loading and service will occur on Buckhead Avenue. Parking for the development will be accommodated through a shared parking arrangement with the adjacent 371 East Paces Ferry Road medical office building.

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Applicant: Regent Partners LLC, Loudermilk Companies, Kimley Horn

SAP#:  Project currently going through rezoning process to request a blended floor area ratio between two adjoining parcels as well as a special use permit to allow for a hotel.  Project has already been reviewed by NPU-B and is scheduled for Zoning Review Board.

Variation Requested:

Recommendations regarding variations:

Sec. 16-18I.012 (Development Controls Table) – Variation to reduce the percentage from 60% to 55% of the building being located within 20 feet of the back of the sidewalk.

Recommendation: The committee notes the design difficulty imposed by the irregular shape of the site and, therefore, recommends approval of the requested variation.

Section 16-18I.020(2)(b) – The applicant requests a variation to allow curb cuts to be within 100 feet of adjacent curb cuts at two separate locations including 1) the one-way circular drive on East Paces Ferry Road and 2) on Buckhead Avenue between the two loading dock access drives.

Recommendation: The committee recommends approval of the requested variation for both to the East Paces Ferry curb cuts and the Buckhead Avenue curb cuts.

Section 16-18I.019 – The applicant requests a variation to reduce the loading from three required spaces to one 12×35 space and one 12×55 space.

Recommendation:  The applicant indicated that consideration has been made to ensure recycling and loading can be accommodated with the reduction on the loading spaces, therefore, the committee recommends approval of the request.

Section 16-18I.020(2)(c)(iii) – Variation to Allow an Additional Curb Cut. (at service entrance)

Recommendation: The committee recommends approval of a variation due to the irregular shape of the site and difficulties accommodating truck maneuvering for compactor access.

Additional Recommendations:

• The committee recommends the applicant work with Public Works and GDOT for the relocation of the crosswalk on East Paces Ferry Road at the main entrance and the addition of a HAWK signal to provide safe pedestrian access to the site.
• The committee recommends the applicant the consider architectural techniques to better activate the façade on Buckhead Ave NE that engages the street instead of creating a back entrance to the property on a major street.
• The committee recommends the applicant consider the incorporation of artwork in the proposed design – both at the eastern point of the site and in the middle of the circular drive.
• The committee recommends the applicant coordinate with Livable Buckhead to conduct a solar assessment and to seriously consider incorporating solar to offset energy usage should the assessment prove favorable.
• The committee recommends the applicant consider the growing popularity of last mile transit accessibility options including scooters, bikes and other options and designate clear areas for their accommodation on site.
• The committee reiterates the requirement to join the TMA upon issuance of the Land Disturbance Permit which is anticipated to be in January 2019.

  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.