Planning Commission

PLANNING COMMISSION AGENDA March 14, 2017 7:00 PM CITY HALL A. Roll Call B. Approval of January 10, 2017 Minutes C. New Business: 1. RZ2017-001 / V2017-001. Atlanta Paving. Request to rezone four parcels consisting of .65 acres from R-75 to M-1 along with associated variances to accommodate renovation and new construction at an existing business located at 6120 Second St. and 4500 Peachtree St, Dist. 6, Land Lot 251, Peachtree Corners, GA 2. RZ2017-002 / V2017-003. Atlanta Paving. Request to rezone a 3.5 acre parcel from R-75 to M-2 along with associated variances to accommodate an equipment storage and parking lot located near the 6100 and 4500 blocks of Florida Ave., Dist. 6, Land Lot 251, Peachtree Corners, GA D. Old Business: (None) E. City Business Items: Update on Peachtree Corners Circle Multi-use Trail F. Comments by Staff and Planning Commissioners. G. Adjournment.  DRAFT COPY CITY OF PEACHTREE CORNERS PLANNING COMMISSION MINUTES January 10, 2017 The City of Peachtree Corners held a Planning Commission meeting on Tuesday, January 10, 2016. The meeting was held at City Hall, 147 Technology Parkway, Suite 200, Peachtree Corners, GA, 30092. The following were in attendance: Planning Commission: Matt Houser, Chairman, Post D Alan Kaplan, Post A Mark Middleton, Post B Mark Willis, Post C Italia Metts, Post E Staff: Diana Wheeler, Community Development Director Rocio Monterrosa, Deputy City Clerk MINUTES: MOTION TO APPROVE THE MINUTES FROM THE DECEMBER 13, 2016 PLANNING COMMISSION MEETING WITH TWO CHANGES. By: Mark Willis Seconded by: Italia Metts Vote: Passed 5-0 (Willis, Metts, Houser, Kaplan, Middleton) NEW BUSINESS: PH2016-008 Holcomb Bridge Road Corridor Redevelopment Overlay. Consideration of amending the zoning code in order to add Sec. 1320 to establish regulations for the redevelopment of property within the Holcomb Bridge Road Corridor. Chairman Houser opened the floor for public comment. There was no public comment. MOTION TO APPROVE AMENDING THE ZONING CODE IN ORDER TO ADD SEC. 1320 TO ESTABLILSH REGULATIONS FOR THE Page | 1  DRAFT COPY REDEVELOPMENT OF PROPERTY WITHIN THE HOLCOMB RIDGE ROAD CORRIDOR. By: Alan Kaplan Seconded: Mark Willis Vote: (5-0) (Kaplan, Metts, Houser, Willis, Middleton) OLD BUSINESS: (None) CITY BUSINESS ITEMS: 1. Preliminary trail design options for Peachtree Corners Circle. Matt Cherry, Senior Associate with Lord Aeck Sargent, gave a presentation on preliminary trail design options and how it fits with the budget. Pedestrian safety and crossings was also discussed. COMMENTS BY STAFF AND PLANNING COMMISSION: Diana Wheeler, Community Development Director, informed the Commission that there would be no meeting for the month of February. Commissioners asked for update on Fiserv building (unknown if it’s in foreclosure), Twin Lakes (demolition completed), Town Center (closing on February 28, 2017), New construction (LA Fitness, restaurant and dental center). The Planning Commission meeting concluded at 8:11 PM. Approved, Attest: _____________________________ ____________________________________ Matt Houser, Chairman Rocio Monterrosa, Deputy City Clerk Page | 2 RZ2017-001 / V2017-001 Atlanta Paving  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT REZONING AND VARIANCE ANALYSIS PLANNING COMMISSION DATE: MARCH 14, 2017 CITY COUNCIL DATE: APRIL 18, 2017 CASE NAME: ATLANTA PAVING CASE NUMBER: RZ-2017-001/ V2017-001 CURRENT ZONING: R-75 LOCATION: 6120 SECOND STREET AND 4500 PEACHTREE STREET MAP NUMBERS: 6th DISTRICT, LAND LOT 251 ACREAGE: .65 ACRES PROPOSED DEVELOPMENT: REZONE FROM R-75 TO M-1 TO ACCOMMODATE RENOVATION AND NEW CONSTRUCTION AT AN EXISTING BUSINESS ALONG WITH ASSOCIATED VARIANCES FUTURE DEVELOPMENT MAP: PREFERRED OFFICE APPLICANT: ATLANTA PAVING & CONCRETE CONSTRUCTION, INC. C/O ANDERSON, TATE, & CARR, PC 1960 SATELITE BLVD., STE. 4000 DULUTH, GA 30097 CONTACT: MARIAN C. ADEIMY 678.518.6855 OWNER: ATLANTA PAVING & CONCRETE CONSTUCTION, INC. 6120 SECOND STREET, NW PEACHTREE CORNERS, GA 30360 RECOMMENDATION: APPROVE WITH CONDITIONS  RZ2017-001/ V2017-001 PROJECT DATA: The applicant is seeking to rezone four parcels totaling .65 acres. The 4 parcels are located along Peachtree Street and Second Street, they are adjacent to two existing M-1 zoned parcels, owned by the Atlanta Paving Company. These properties would be contiguous if not for their separation by roadways and natural features. In addition to the rezoning, the applicant is requesting several variances to allow for smaller undisturbed buffers and setbacks. The applicant requests to rezone the above mentioned parcels along Peachtree Street and Second Street to allow for the expansion of Atlanta Paving Inc. The proposed office building would be located on land where the existing Atlanta Paving office is located, to the west of Second Street. The proposed office will front Peachtree Street and will be expanded to approximately 5,260 square feet. Additional parking spaces would be provided along the eastern and western sides of the building. Access to the proposed office wouldl be from two curb cuts along Peachtree Street. The two parcels proposed to be rezoned will provide another access point to the property, as well as provide more parking to accommodate increasing needs. The rezoning of the parcels to the east of Second Street will allow for the expansion of the Atlanta Paving maintenance shop. These parcels would provide additional parking spaces for the maintenance shop, as well as a larger buffer between the M-1 zoned parcels and the adjacent R-75 parcels. Currently, the site is being used by Atlanta Paving as vehicle and equipment storage. PARCEL DESCRIPTIONS (refer to attached colored drawing titled ‘Atlanta Paving Projects’ dated 2/2/17.) Parcel #1: This property is a 1.17 acre Industrial zoned parcel located at the northwest side of Peachtree Street and Second Street. There is an existing office building on the northeastern portion of the property with approximately five parking spaces. To the south, adjacent to Peachtree Street, is a large parking and equipment area, with access from Peachtree Street. The northern portion of the property, along Georgia Avenue, is densely covered with trees. The proposed site plan shows this parcel to house a new office for Atlanta Paving, with additional parking, and no maintenance storage. Access will be from the existing curb cut along Peachtree Street. Parcels #2 and #3: These parcels are approximately .23 acres and located immediately west of Parcel #1. The properties are currently zoned R-75 and there is a single-family residential dwelling with access from Peachtree Road on Parcel #2. To the rear of the sites are large trees. The surrounding area is largely characterized by single-family residential dwellings. The site plan shows this area is planned to be used as parking for the new Atlanta Paving office. The existing curb cut will remain as additional access to the proposed office. The applicant is requesting a variance to allow for disturbance along the rear property line, in order to increase the parking area. Parcel #3 consists of a small strip of vacant land that will be used to buffer the proposed parking lot from the surrounding single-family residential dwellings. 2  RZ2017-001/ V2017-001 Parcel #4: This property has a total of 1.45 acres and consists of a large pad of concrete used by Atlanta Paving for the storage of vehicles and equipment. The site is currently zoned M-1 and is located at the northeast corner of Peachtree Street and Second Street. The site has large trees along the northern and eastern property lines to buffer surrounding and adjacent properties. Access is from Peachtree Street. The applicant is proposing a 6,000 square foot maintenance shop on the southwest corner of the property, with parking in the rear, towards Georgia Avenue. No new curb cuts will be needed, as Peachtree Street will still serve as the point of entry. The applicant is requesting a variance for reduction in the required front setback from 50-feet, to 20-feet. In doing this, the building would be closer to the street and the parking would be located behind the building. Parcels #5 and #6: These parcels are .34 acres in size, combined, and are located to the east of Second Street, and immediately east of Parcel #4. The more southern parcel, Parcel #5, is zoned R-75 and has a curb cut from Peachtree Street, as well as a single-family dwelling, and large canopy trees. On the northern parcel also sits a single-family dwelling. This property however, is more densely covered in trees. The applicant is requesting to rezone both parcels from R-75 to M-1 along with variances to disturb within the required 50-foot buffer. Disturbance in this area would allow for a larger maintenance area for Atlanta Paving. The site plan shows that these parcels will be disturbed, but will still be used as buffers to the single- family dwellings to the west. ZONING HISTORY: The zoning history on the property currently zoned M-1 (Parcels # 1 and #4), dates back to 3/27/84 when the parcels were rezoned from residential to light industrial. In January, 2008, Gwinnett County Commission authorized the use of a contractor’s office on the property. That application was approved with the following conditions: 3  RZ2017-001/ V2017-001 ZONING STANDARDS: Zoning Code Section 1702 identifies specific criteria that should be evaluated when considering a zoning decision. These criteria are enumerated as ‘A’ through ‘F’, on the next page. Following each item is the applicant’s response followed by Staff’s comment. A. Will this proposed rezoning, special use permit, or change in conditions permit a use that is suitable in view of the use and development of adjacent and nearby property? Applicant’s Response: Yes. The subject property is located on and around a fully accessible, existing office and industrial site, currently occupied and operated by the Applicant. A large portion of the subject property was also previously zoned M-1, as rezoned in 2008 by Gwinnett County, and are surrounded by similarly-zoned property and uses. As reflected in 4  RZ2017-001/ V2017-001 Comprehensive Plan for Gwinnett County and Future Land Use Map for the City of Peachtree Corners, the addition of a business office and accessory uses is consistent with the designation of this area for "preferred office". Accordingly, the requested uses, zoning and conditions are suitable in view of the use and development of the adjacent and nearby property. Staff’s Comment: The parcels requesting to be rezoned are adjacent to existing M-1 parcels and would be suitable in view of the use and development of adjacent and nearby properties. The four parcels being rezoned from R-75 to M-1 would allow for the expansion of Atlanta Paving, but would also provide a greater buffer between the industrially zoned properties and surrounding single-family dwellings. B. Will this proposed rezoning, special use permit, or change in conditions adversely affect the existing use or usability of adjacent or nearby property? Applicant’s Response: No. The current zoning and surrounding industrial uses make the requested uses and conditions compatible with the existing uses and usability of the adjacent and nearby property. Staff’s Comment: M-1 zoning already exists at this location. The addition of .65 acres for the expansion of Atlanta Paving would accommodate a higher quality new office building and greater buffers adjacent to the residentially zoned properties nearby. C. Does the property to be affected by a proposed rezoning, special use permit, or change in conditions have reasonable economic use as currently zoned? Applicant’s Response: No. The current mixture of R-75 and M-1 zoning designations do not allow for a reasonable economic use as currently zoned and conditioned. Staff’s Comment: The property has a reasonable economic use as currently zoned. D. Will the proposed rezoning, special use permit, or change in conditions result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or schools? Applicant’s Response: No. This property is located in an area with public water and sewer availability, and direct access to two major thoroughfares, highways and interstate. The development is consistent with the area and Comprehensive Plan, with no impact on schools. Due to the existing and surrounding operations, the proposed redevelopment and office plans will not cause excessive use of existing streets, transportation facilities or utilities. Staff’s Comment: The proposed zoning and variances will not cause a greater use of existing streets, transportation facilities, or utilities than the current conditions. This development will have no impact on schools. E. Is the proposed rezoning, special use permit, or change in conditions in conformity with the policy and intent of the land use plan? 5  RZ2017-001/ V2017-001 Applicant’s Response: Yes. The Comprehensive Plan and zoning precedent and history identifies the subject property as an appropriate location for a contractor's office, parking, storage and the existing industrial/maintenance uses, and will positively impact the City's industrial and commercial tax-base, and is consistent with the prior zoning and uses permitted on the subject property. Staff’s Comment: (see Comprehensive Plan heading, below.) F. Are there other existing or changing conditions affecting the use and development of the property which give supporting grounds for either approval or disapproval of the proposed rezoning, special use permit, or change in conditions? Applicant’s Response: Yes. The Applicant and property owners seek to consolidate their office and business operations, with over $35 million in annual revenue, from Gwinnett County to the City of Peachtree Corners to operate in conjunction with the existing maintenance shop use, already zoned and operated in the City. Staff’s Comment: The long term vision for this area is single-family residential, however the expansion of Atlanta Paving would protect surrounding single-family dwellings with the buffers that will surround the property. COMPREHENSIVE PLAN: The 2033 City of Peachtree Corners Character Area Map indicates that the property is located within the Village Residential Character Area. Policies for this are encourage “a variety of single-family attached housing options and a transition in density between low-scale single family development and commercial areas.” DEPARTMENT ANALYSIS: The proposed rezoning from R-75 to M-1 for the four small properties that make up the rezoning request is unlikely to have an adverse impact on adjacent and nearby properties. The two larger parcels (Parcel #1 and #4) are already zoned M-1 and have been accommodating light industrial uses for 33 years. Only variances are requested for these larger parcels in order to allow a new office building and parking lot. The four parcels, not currently zoned M-1 will primarily be used as buffers for the adjacent single-family properties. The proposed development requires no additional curb cuts and will keep access and vehicle patterns as they currently exist. The applicant is requesting several variances to allow for disturbance within required buffers. These variances will benefit the surrounding properties, as they will provide extra buffer to the single-family dwellings adjacent to the subject property. The proposed expansion of Atlanta Paving offers a community benefit through the cushion that will be provided between the M-1 use and R-75 zoning district. Currently, there is no buffer between the surrounding properties and Atlanta Paving. . 6  RZ2017-001/ V2017-001 RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that RZ2017-001 and V2017-001 be approved subject to the following conditions: 1. Parcels #2,3,5 and 6 (as shown on the Atlanta Paving Projects Overall Proposed Zoning Exhibit dated 2/2/2017) shall be rezoned M-1, light industry, and shall be developed in general conformity with the submitted site plan dated January 31, 2017. 2. Architectural elevations shall be substantially similar to the drawings submitted on January 31, 2017. 3. Access to the subject properties shall only be from Jones Mill Rd. and Peachtree Street. No commercial vehicles shall access the properties from Second St., Third St., Florida Ave., Georgia Ave., or Virginia Ave. 4. Building designs shall incorporate features that are compliant with Peachtree Corners’ Green Building Ordinance wherever practical. 5. The following Gwinnett County zoning conditions (from RZC 2008-00035 dated 1/22/2008) shall be required: 7  RZ2017-001/ V2017-001 J. Obtain all necessary development and building permits, and bring the site up to all applicable standards. K. Outdoor storage shall be prohibited. L. Equipment, work vehicles, and materials must be parked and/ or stored within a fenced storage yard. 8 ATLANTA PAVING PROJECTS OVERALL PROPOSED ZONING EXHIBIT COLUMBIA ENGINEERING 2862 BUFORD HIGHWAY SUITE 200 DULUTH, GEORGIA 30096 (770) 925-0357  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT 147 Technology Parkway, Suite 200, Peachtree Corners, GA 30092 Tel: 678.691.1200 | www.cityofpeachtreecornersga.com PROPERTY LOCATION MAP Atlanta Paving CASE NUMBER: RZ2017-01 / V2017-001 PLANNING CITY COUNCIL CITY COUNCIL ST ND COMMISSION 1 READING 2 READING HEARING DATES: MAR. 14, 2017 MAR. 21, 2017 APRIL 18, 2017 PROPERTY ADDRESS: 6120 Second St. and 4500 Peachtree St. RZ2017-002 / V2017-003 Atlanta Paving  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT REZONING AND VARIANCE ANALYSIS PLANNING COMMISSION DATE: MARCH 14, 2017 CITY COUNCIL DATE: APRIL 18, 2017 CASE NAME: ATLANTA PAVING CASE NUMBER: RZ2017-002/V2017-003 CURRENT ZONING: R-75 LOCATION: SECOND ST. AND FLORIDA AVE. MAP NUMBERS: 6th DISTRICT, LAND LOT 251 ACREAGE: 3.5 ACRES PROPOSED DEVELOPMENT: REZONE FROM R-75 TO M-2 TO ACCOMMODATE EMPLOYEE ANDTRUCK PARKING AND STORAGE ALONG WITH ASSOCIATED VARIANCES FUTURE DEVELOPMENT MAP: PREFERRED OFFICE APPLICANT: ATLANTA PAVING & CONCRETE CONSTRUCTION, INC. C/O ANDERSON, TATE, & CARR, PA 1960 SATELITE BLVD., STE. 4000 DULUTH, GA 30097 CONTACT: MARIAN C. ADEIMY 678.518.6855 OWNER: ATLANTA PAVING & CONCRETE CONSTUCTION, INC. 6120 SECOND STREET, NW PEACHTREE CORNERS, GA 30360 RECOMMENDATION: DENIAL  RZ2017-002/ V2017-003 PROJECT DATA: The applicant is seeking to rezone a 3.5 acre parcel located to the northeast of the intersection of Second Street and Florida Avenue from R-75 to M-2. The subject property is owned by the Atlanta Paving Company and is approximately two blocks north of their existing business location. In addition to the rezoning, the applicant has requested a variance to allow for an encroachment into the buffer between residential and industrial uses. The variance would accommodate an access drive off Second St. by reducing the required buffer adjacent to existing single family homes. Atlanta Paving would like to utilize this site that they own and is currently vacant for additional employee, truck and equipment parking. The proposed parking area will be accessible from Second Street. The applicant has stated that the road and driveway to the property would be improved and designed to provide direct access to Buford Highway. This site would provide greater convenience to the company than their current situation which requires vehicle parking and truck storage at a remote site. The site plan, submitted on January 31, 2017, shows approximately 33 proposed parking spaces adjacent to Second Street. To the rear of the property, adjacent to Florida Avenue, is the proposed area for equipment storage. ZONING STANDARDS: Zoning Code Section 1702 identifies specific criteria that should be evaluated when considering a zoning decision. These criteria are enumerated as ‘A’ through ‘F’, on the next page. Following each item is the applicant’s response followed by Staff’s comment. A. Will this proposed rezoning, special use permit, or change in conditions permit a use that is suitable in view of the use and development of adjacent and nearby property? Applicant’s Response: Yes. The subject property is located on and around a fully accessible, existing office and industrial site, currently occupied and operated by the Applicant. A large portion of the subject property was also previously zoned M-1, as rezoned in 2008 by Gwinnett County, and are surrounded by similarly-zoned property and uses. As reflected in Comprehensive Plan for Gwinnett County and Future Land Use Map for the City of Peachtree Corners, the addition of a business office and accessory uses is consistent with the designation of this area for "preferred office". Accordingly, the requested uses, zoning and conditions are suitable in view of the use and development of the adjacent and nearby property. Staff’s Comment: The parcels requesting to be rezoned are adjacent to existing R-75 parcels and would not be suitable in view of the use and development of adjacent and nearby properties. This site was not part of the previous Gwinnett County rezoning case and is located well within the residential part of the area. It is dissimilar to Atlanta Paving’s other property which is located along the periphery of the residential area. The location of this site requires large trucks to bisect a residential neighborhood. 2  RZ2017-002/ V2017-003 B. Will this proposed rezoning, special use permit, or change in conditions adversely affect the existing use or usability of adjacent or nearby property? Applicant’s Response: No. The current zoning and surrounding industrial uses make the requested uses and conditions compatible with the existing uses and usability of the adjacent and nearby property. Staff’s Comment: M-2 zoning could adversely affect the existing use or value of adjacent properties. Truck parking with reduced setbacks could negatively impact quality of life for the residentially zoned properties nearby. City policies do not call for industrial uses at this location, as this area is identified for residential use. C. Does the property to be affected by a proposed rezoning, special use permit, or change in conditions have reasonable economic use as currently zoned? Applicant’s Response: No. The current mixture of R-75 and M-1 zoning designations do not allow for a reasonable economic use as currently zoned and conditioned. Staff’s Comment: The property has a reasonable economic use as currently zoned. D. Will the proposed rezoning, special use permit, or change in conditions result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or schools? Applicant’s Response: No. This property is located in an area with public water and sewer availability, and direct access to two major thoroughfares, highways and interstate. The development is consistent with the area and Comprehensive Plan, with no impact on schools. Due to the existing and surrounding operations, the proposed redevelopment and office plans will not cause excessive use of existing streets, transportation facilities or utilities. Staff’s Comment: This development will have no impact on schools; however, the proposed use of the property for truck storage and vehicle parking will cause a burdensome use of existing residential streets. E. Is the proposed rezoning, special use permit, or change in conditions in conformity with the policy and intent of the land use plan? Applicant’s Response: Yes. The Comprehensive Plan and zoning precedent and history identifies the subject property as an appropriate location for a contractor's office, parking, storage and the existing industrial/maintenance uses, and will positively impact the City's industrial and commercial tax-base, and is consistent with the prior zoning and uses permitted on the subject property. Staff’s Comment: (see Comprehensive Plan heading, next page.) 3  RZ2017-002/ V2017-003 F. Are there are other existing or changing conditions affecting the use and development of the property which give supporting grounds for either approval or disapproval of the proposed rezoning, special use permit, or change in conditions? Applicant’s Response: Yes. The Applicant and property owners seek to consolidate their office and business operations, with over $35 million in annual revenue, from Gwinnett County to the City of Peachtree Corners to operate in conjunction with the existing maintenance shop use, already zoned and operated in the City. Staff’s Comment: There are no other existing or changing conditions affecting the use and development of the property. COMPREHENSIVE PLAN: The 2033 City of Peachtree Corners Character Area Map indicates that the property is located within the Village Residential Character Area. Policies for this are encourage “a variety of single-family attached housing options and a transition in density between low-scale single family development and commercial areas.” The Mechanicsville neighborhood on Buford Highway is designated as Village Residential. This historic neighborhood, one of the oldest in Gwinnett County, also houses the Mechanicsville School House, which is on the National Register of Historic Places and Peachtree Corner’s only designated historic structure. While some of the homes and lots in this neighborhood are in need of investment, the community values the importance of protecting the neighborhood’s legacy and historic development patterns. It is particularly important to protect this neighborhood from surrounding industrial uses, as some industrial uses have encroached into the neighborhood. DEPARTMENT ANALYSIS: The proposed rezoning from R-75 to M-2 is likely to have an adverse impact on adjacent and nearby properties. While improving the condition of existing industrial properties is encouraged, expanding beyond the periphery of the Mechanicsville area would likely be detrimental to the existing residential properties. The industrial businesses currently located in this area are accessed from main roads and do not require the use of residential streets. Locating an industrial use that is only accessible from residential streets would likely have a negative impact on residential quality of life. The non-residential traffic driving through this small community to access the paving company parking lot may jeopardize pedestrian safety on the smaller roads that were no designed for larger vehicles. RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that RZ2017-002/V2017-003 be denied. 4 ATLANTA PAVING PROJECTS OVERALL PROPOSED ZONING EXHIBIT COLUMBIA ENGINEERING 2862 BUFORD HIGHWAY SUITE 200 DULUTH, GEORGIA 30096 (770) 925-0357  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT 147 Technology Parkway, Suite 200, Peachtree Corners, GA 30092 Tel: 678.691.1200 | www.cityofpeachtreecornersga.com PROPERTY LOCATION MAP Atlanta Paving CASE NUMBER: RZ2017-02 / V2017-003 PLANNING CITY COUNCIL CITY COUNCIL ST ND COMMISSION 1 READING 2 READING HEARING DATES: MAR. 14, 2017 MAR. 21, 2017 APRIL 18, 2017 PROPERTY ADDRESS: the 6100 and 4500 blocks of Florida Ave.