475 Buckhead Avenue
Project Scope: 375 unit apartments – new construction
Project Description: The subject property is parcel D of a previously zoned master plan for the area. The site is 3.63 acres and the proposed development is a 100 units per acre density and 6 story configuration. The parking deck is located interior to the site and is completely wrapped by the residential units. The proposed development is 375 units (70% 1 bedroom and 30% 2 bedroom) of high-end luxury rental housing developed in a highly amenitized fashion using modern design with brick and stucco finishes and heavily fenestrated street level facades fronting the business center and tenant amenities portions of the development. Street level units are accessed directly from the street with front stoops. No street level retail is proposed due to proximity to the Buckhead Atlanta Development.
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Applicant: Hanover/ Jessica Hill, MMM
SAP#: not filed – preview
Variation Requested: Several previous conditions apply to the site, including a greenspace requirement of 25,000sf of contiguous greenspace to be cumulative from all parcels with 21,250 sq ft of that to be contiguous green space on this parcel. The committee is adamant that the applicant uphold this standard and make every effort possible to configure the space in a usable fashion rather than a “cobbled together” approach. The proposed connectivity from Pharr Road to Buckhead Avenue is a beneficial approach; however, efforts need to be made to ensure the connection does not become an unsafe alley – particularly in maximizing the width for the connection.
Initial plans reflect the allowed three curb cuts with two located on Buckhead Avenue rather than on Old Decatur due to conflicts with the access for the Suzuki School across the street. The committee agrees with this rationale.
The applicant indicated the labyrinth park area would be privately held, but open to public access during key daytime hours similar to public park hours. The area is to be fully ADA accessible.
The applicant indicated a likely request for a variation to allow for reduced parking – likely 1.5 to 1.6 per unit minimum. The committee concurs with this request provided adequate accommodations are made for visitor parking.
The plans indicate a patio area that encroaches into the clear zone of the sidewalk. The applicant clarified that that paving material is the encroachment, but the clear zone remains unimpeded. The committee maintains a preference for keeping the clear zone consistent with paving materials, but will review a request provided greater detail is provided.
The committee recommends the application revisit the alignment of the curb cuts on both Buckhead Ave and Pharr Road to ensure conflicts with driveways across the street are minimized. The city standard is 100 feet offset and this is anticipated to be an issue raised by public works.
The committee recommends the applicant take further steps to ensure the development supports the “no parking” on Buckhead Avenue through the incorporation of bulbouts or other mechanisms.
The committee recommends the applicant change the turning radius of the Old Decatur/Buckhead Ave intersection along the property to tighten it up closer to 90 degrees resulting in shortened crossing distances and a more pedestrian friendly environment.
The committee notes the loading zone curb cut is wider than the allowed 24 feet and recommends this be reduced to meet the standard unless justification can be made otherwise.
The committee anticipates seeing the project back in March or April of this year for formal review and submittal of the SAP.
