Planning Commission

PLANNING COMMISSION AGENDA June 13, 2017 7:00 PM CITY HALL A. Roll Call B. Approval of April 11, 2017 Minutes C. Old 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 (Tabled from 4/11/17) 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 (Tabled from 4/11/17) 3. PH2017-003. Town Center Building Elevations. Request to approve building elevations for retail and restaurant buildings located at the Town Center in the 5400 Block of Peachtree Parkway, Dist. 6, Land Lot 301 , Peachtree Corners, GA (Tabled from 4/11/17) D. New Business: 1. CIC2017-001. North Atlanta Volleyball Club. Request to remove a condition of Gwinnett County rezoning case RZ63-81 that limited the property to office/warehouse uses only to accommodate construction of a new indoor recreation facility located at 3130 Northwoods Pl., Dist. 6, Land Lot 271, Peachtree Corners, GA 2. CIC2017-002. Ingles Gas Station. Request to remove a condition of Gwinnett County rezoning case RZ1996-134 that prohibited convenience stores with gas pumps and to remove a condition that prohibited more than 5 outparcels to accommodate construction of a new gas station located at the Ingles shopping center at 5075 Peachtree Pkwy., Dist. 6, Land Lot 318, Peachtree Corners, GA E. City Business Items F. Comments by Staff and Planning Commissioners G. Adjournment.  DRAFT COPY CITY OF PEACHTREE CORNERS PLANNING COMMISSION MINUTES April 12, 2017 The City of Peachtree Corners held a Planning Commission meeting on Tuesday, April 12, 2017. 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 Kym Chereck, City Clerk Jeff Conkle, Planning and Zoning Administrator MINUTES: MOTION TO APPROVE THE MINUTES FROM THE JANUARY 10, 2017 PLANNING COMMISSION MEETING. By: Mark Middleton Seconded by: Mark Willis Vote: Passed 5-0 (Middleton, Willis, Houser, Kaplan, Metts) 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. Diana Wheeler, Community Development Director, gave a brief overview of the application and explained that staff is recommending approval of the application with the following conditions: Page | 1 PC2017-04-12 Minutes  DRAFT COPY 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: a. Provide a 20-foot wide landscape strip along the frontage of Peachtree Street, Georgia Avenue and Second Street. Landscape strip to be planted with a double staggered row of American Holly, Foster’s Holly, Nellie R. Stephens Hollies, and Eastern Red Cedar a minimum of 6- feet in height and planted 10-feet on center. b. Provide a 30-foot replanted buffer adjacent to all residentially zoned property. c. No tents, canopies, temporary banners, streamers or roping decorated with flags, tinsel, or other similar materials shall be displayed, hung or strung on the site. Yard and / or bandit signs shall be prohibited. d. Ground signs shall be limited to a single externally illuminated monument type sign with a maximum height of 5 ft. e. Billboards shall be prohibited on the property. f. Owner shall repaint or repair any graffiti or vandalism that occurs on the property within 72 hours. g. lighting shall be contained in cut-off type luminaries and shall be directed in toward the property so as not to shine directly into nearby residentially zoned properties. h. No outdoor loudspeakers shall be allowed. i. Hours of operation shall be limited from7AM to 7PM. Page | 2 PC2017-04-12 Minutes  DRAFT COPY 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. The applicant was represented by Mr. Matt Reeves of Andersen, Tate & Carr, P.C. Mr. Reeves gave a brief presentation and responded to the recommended conditions. Mr. Reeves stated that he had 15 letters recommending approval of this application and that he would like to change conditions 1- 5 to what is stated below: 1. Turn off or not use, reverse beeping features from 7 p.m. to 7 a.m. 2. Complete/improve Virginia Avenue right-of-way from the subject property to Jones Mill Road. 3. Acquire or obtain acquisition of 2,600 square feet from landowner at the intersection of Jones Mill Road and Virginia Avenue for road improvements. 4. Landscape buffer/visual screen the equipment storage area from adjacent residential properties. 5. Install opaque fence around equipment storage area. Chairman Houser opened the floor for public comment. There were five people who spoke in opposition to the application and one person who spoke in support. The opposition expressed concern with noise, litter, the safety of children on the streets contending with truck traffic, and the lack of privacy. Chairman Houser recommended that this item be deferred until the next item is heard. 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 Diana Wheeler, Community Development Director, gave a brief overview of the application and explained that staff is recommending denial of the application. The applicant was represented by Mr. Matt Reeves of Andersen, Tate & Carr, P.C. Mr. Reeves gave a brief presentation and stated that the two applications would need to be approved for the applicant to build what he is requesting. Mr. Reeves stated that there are no Code Enforcement issues with the site. Page | 3 PC2017-04-12 Minutes  DRAFT COPY Chairman Houser opened the floor for public comment. Two people spoke in opposition. A motion was made after discussion requesting that the applicant work with the residents on the staff’s conditions. MOTION TO TABLE RZ2017-001 / V2017-001 ATLANTA PAVING & RZ2017-002 / V2017-003 ATLANTA PAVING UNTIL THE JUNE 13, 2017 PLANNING COMMISSION MEETING. By: Mark Middleton Seconded: Alan Kaplan Vote: (5-0) (Middleton, Kaplan, Houser, Willis, Metts) 3. PH2017-003 Town Center Building Elevations. Request to approve building elevations for retail and restaurant buildings located at the Town Center in the 5400 Block of Peachtree Parkway, Dist. 6, Land Lot 30, Peachtree Corners, GA. Diana Wheeler, Community Development Director, gave a brief overview of the application and explained that staff is recommending approval of the application. The applicant, Fuqua Development, gave a brief presentation of the elevations along with material samples and elevation depictions, which were available in the Commission’s packets. Chairman Houser opened the floor for public comment. Mr. Charlie Roberts expressed concern with materials used on the side of the parking deck facing his property and the City’s trail. Mr. Roberts stated that he would like the wire removed from the ramp area and replaced with something more pleasing to the eye, (3’ panels) especially since that elevation will be viewed by people from his property and the trail. Mr. Roberts also expressed concern with the lighting on the property and would like to ensure that it is screened and facing downward, and that the concrete on the parking deck will be painted, and then repainted every 3 to 5 years. MOTION TO APPROVE BUILDING ELEVATIONS FOR RETAIL AND RESTAURANT BUILDINGS LOCATED AT THE TOWN CENTER WITH THE EXCEPTION THAT THE REAR ELEVATION OF THE PARKING DECK (FACING THE TRAIL) BE RETURNED FOR FURTHER REVIEW. By: Alan Kaplan Seconded: Mark Willis Vote: (5-0) (Kaplan, Willis, Houser, Middleton, Metts) Page | 4 PC2017-04-12 Minutes  DRAFT COPY 4. PH2017-004 Chuy’s at Town Center Building Elevations. Request to approve building elevations for restaurant building located at the Town Center in the 5400 Block of Peachtree Parkway, Dist. 6, Land Lot 301, Peachtree Corners, GA. Diana Wheeler, Community Development Director, gave a brief overview of the application and explained that staff is recommending approval of the application. The applicant, Chuy’s, gave a brief presentation of the elevations along with depictions, which were available in the Commission’s packets. Chairman Houser opened the floor for public comment. There was no public comment. A motion was made after discussion concerning adding landscaping. MOTION TO APPROVE THE ELEVATION WITH THE EXCEPTION OF THE LANDSCAPE REQUIREMENT; FOR THE APPLICANT TO COME BACK WITH A MORE DETAILED LANDSCAPE PLAN TO ADDRESS THE CONCERN OF THE LARGE WALL ON THE SIDE BETWEEN THE LARGE PARCEL AND ALSO, FOR THE DUMPSTER SCREENING. By: Alan Kaplan Seconded: Italia Metts Vote: (5-0) (Kaplan, Metts, Houser, Middleton, Willis) OLD BUSINESS: There was no old business. CITY BUSINESS ITEMS: Update on Peachtree Corners Circle Multi-Use Trail Matt Cherry, Senior Associate with Lord Aeck Sargent, gave an update on the Peachtree Corners Multi-Use Trail. Pedestrian safety and crossings were also discussed. It was determined by the Commission that the bus shelters would be placed closer to the road and not on the other side of the trail, ensuring the safety of bus riders. COMMENTS BY STAFF AND PLANNING COMMISSION: Diana Wheeler, Community Development Director, informed the Commission that there would be no meeting for the month of May. The Planning Commission meeting concluded at 9:53 PM. Page | 5 PC2017-04-12 Minutes  DRAFT COPY Approved, Attest: _____________________________ ____________________________________ Matt Houser, Chairman Kym Chereck, City Clerk Page | 6 PC2017-04-12 Minutes RZ2017-001 / V2017-001 Atlanta Paving  *Staff comment: The intent of this condition was to keep commercial vehicles out of the residential area. Customer and employee vehicles are not commercial vehicles. *Staff comment: If the applicant is proposing alternate plantings, such plantings should be specified in the condition  *Staff comment: "Outdoor storage" means storage of materials and supplies, not vehicles or equipment which is addressed below *Staff comment: This condition should be deleted as these are two separate applications  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT REZONING AND VARIANCE ANALYSIS PLANNING COMMISSION DATE: JUNE 13, 2017 CITY COUNCIL DATE: JULY 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 UPDATE: At the April meeting, this case was tabled to the June meeting in order to give the applicant and surrounding neighbors an opportunity to meet and try to resolve issues. Staff requested an update from the applicant regarding additional community outreach efforts during the intervening time. The applicant’s attached response letter was received by staff on May 24, 2017. This letter addresses both Atlanta Paving rezoning cases; although, each case is separate and should be evaluated on its own merits. No changes are proposed to this application or the documents associated with this specific case. However, the applicant has requested changes to the Staff recommended conditions. Those changes are included in the May 24th letter and Staff has added a comment after each requested change. 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 would 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. 2  RZ2017-001/ V2017-001 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. 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 4  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 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? 5  RZ2017-001/ V2017-001 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? 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 6  RZ2017-001/ V2017-001 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. . 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: a. Provide a 20 ft. wide landscape strip along the frontage of Peachtree St., Georgia Ave., and Second St. Landscape strip to be planted with a double staggered row of American Holly, Foster’s Holly, Nellie R. Stephens Hollies, and Easter Red Cedar, a minimum of 6 ft. in height at installation and planted 10 feet on center. b. Provide a 30 foot replanted buffer adjacent to all residentially zoned property. 7  RZ2017-001/ V2017-001 c. No tents, canopies, temporary banners, streamers or roping decorated with flags, tinsel, or other similar materials shall be displayed, hung or strung on the site. Yard and / or bandit signs shall be prohibited. d. Ground signs shall be limited to a single externally illuminated monument type sign with a maximum height of 5 ft. e. Billboards shall be prohibited on the property. f. Owner shall repaint or repair any graffiti or vandalism that occurs on the property within 72 hours. g. lighting shall be contained in cut-off type luminaries and shall be directed in toward the property so as not to shine directly into nearby residentially zoned properties. h. No outdoor loudspeakers shall be allowed. i. Hours of operation shall be limited from7AM to 7PM. 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 Properties owned by Atlanta Paving Properties in support of the project, 16 total Properties in opposition to the project, 10 total Properties uncommitted, 28 total  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 COMMISSION 1ST READING 2ND READING HEARING DATES: JUNE 13, 2017 JUNE 20, 2017 JULY 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: JUNE 13, 2017 CITY COUNCIL DATE: JULY 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 UPDATE: At the April meeting, this case was tabled to the June meeting in order to give the applicant and surrounding neighbors an opportunity to meet and try to resolve issues. Staff requested an update from the applicant regarding additional community outreach efforts during the intervening time. The applicant’s attached response letter was received by staff on May 24, 2017. This letter addresses both Atlanta Paving rezoning cases; although, each case is separate and should be evaluated on its own merits. The applicant’s letter states that if the other Atlanta Paving case is approved, the applicant would be willing to withdraw this application. 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 Virginia Ave. by reducing the required buffer adjacent to existing single family homes. Atlanta Paving would like to utilize this vacant site that they own for additional employee, truck and equipment parking. The application originally showed this property accessed from Second Street. However, an amendment to the application was submitted to show an alternate route along Virginia Ave. The applicant has stated that Virginia Avenue, currently unimproved, would be upgraded and built to accommodate Atlanta Paving’s vehicles including dump trucks that weigh 26,500 pounds, employee vehicles, and equipment trailers. 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 2  RZ2017-002/ V2017-003 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. 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. 3  RZ2017-002/ V2017-003 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.) 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. 4  RZ2017-002/ V2017-003 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 not designed for larger vehicles. Improving Virginia Ave. to provide access would reduce commercial trips on other neighborhood streets, but could not guarantee that all those commercial trips would be eliminated. There are currently signs posted that prohibit heavy commercial vehicle access through the residential neighborhood; however, those signs are often ignored. In addition, the applicant’s proposal to improve Virginia Ave. relies on their ability to acquire a 2600 sq. ft. piece of property located at the road’s intersection with Jones Mill. This land is needed to provide the turning radius for the vehicles as well as the visibility at the corner. However, this land has not yet been acquired and assurances cannot be offered that the land will be purchased. If the property owner does not want to sell, the applicant does not have the means to compel a sale. RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that RZ2017-002/V2017-003 be denied. 5 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 COMMISSION 1ST READING 2ND READING HEARING DATES: JUNE 13, 2017 JUNE 20, 2017 JULY 18, 2017 PROPERTY ADDRESS: the 6100 and 4500 blocks of Florida Ave.  PH2017-003 Town Center Building Elevations  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT PUBLIC HEARING ANALYSIS PLANNING COMMISSION DATE: APRIL 11, 2017 CITY COUNCIL DATE: MAY 16, 2017 CASE NAME: TOWN CENTER BUILDING ELEVATIONS CASE NUMBER: PH2017-003 CURRENT ZONING: MUD (MIXED USE DEVELOPMENT) LOCATION: 5400 BLOCK OF PEACHTREE PARKWAY MAP NUMBERS: 6th DISTRICT, LAND LOT 301 ACREAGE: 5.1 ACRES PROPOSED DEVELOPMENT: NEW BUILDINGS AT TOWN CENTER APPLICANT: FUQUA BCDC PEACHTREE CORNERS 3575 PIEDMONT RD. ATLANTA, GA 30305 CONTACT: KEVIN FLOYD 404-907-1709 OWNER: FUQUA BCDC PEACHTREE CORNERS 3575 PIEDMONT RD. ATLANTA, GA 30305 RECOMMENDATION: APPROVE PROJECT UPDATE: This application was deferred at the April 11th Planning Commission meeting in order for the parking deck designer to address the screening of the deck adjacent to the creek and the future Botanical Garden. In response, the designer has submitted a proposal to attach a printed mesh screen to the exterior of the deck’s rear elevation. Since the mesh material can be printed with virtually any design, Staff suggested a tree and leaf pattern to reflect the Botanical Garden aesthetic. Three design options have been submitted (attached after the staff report) for the Planning Commission’s consideration. The preferred choice would be added to the rear and theater side elevations of the parking deck.  PH2017-003 PROJECT BACKGROUND: The concept plans for the Town Center were approved July 21, 2015 with the adoption of Ordinance 2015-06-49. This Ordinance (attached) identifies specific appearance standards for all the buildings in the Town Center. Criteria for building elevations listed in the ordinance address items such as building walls, roof lines, parapets, building materials, and landscaping. In addition to this ordinance, Table ‘B’, the development regulations for the Town Center, (attached) also includes building requirements. The submitted site plans shows buildings that are numbered as follows:  Bldg. #100 is the first building on the right upon arrival into the Town Center and consists of two restaurant spaces.  Bldg. #200 is the second building on the right and consists of four tenant spaces.  Bldg. #300 is the second level of Bldg. #200 and consists of office and retail spaces (and includes the parking deck).  Bldg. #400 is a stand-alone restaurant building facing the Town Green.  Bldg. #500 consists of two restaurants facing the Town Green.  Bldg. #600 is the building on the left upon arrival into the Town Center. In addition to these buildings, there are other buildings that are not a part of this application, but will be considered separately in the future:  Building #700, the CineBistro building.  The buildings on the two outparcels facing Peachtree Parkway. PLAN REVIEW: The intent of the Town Center regulations is to ensure that the buildings for this project are similar in appearance to The Forum. Therefore, the Town Center regulations address the elements that make The Forum distinctive such as varied roof heights, masonry materials, landscaping and a European inspired architectural style. Staff compared the submitted Town Center building elevations designed by Lyman Davidson, Dooley, Inc., architects, to the requirements stipulated in Ordinance 2015-06-49 and Table ‘B’. The submitted plans were found to meet the stipulated criteria by providing the following:  Walls that are at least ¾ brick or stone  Varied roof lines  Taller building elements at the corners  Awnings throughout  Landscaping on or immediately adjacent to the buildings Since the plans are not yet fully detailed, two of the requirements could not be evaluated but would still need to be incorporated into the final plans: 1. Requirement to screen rooftop mechanical equipment 2  PH2017-003 2. Requirement to include decorative elements such as rooftop finials and window planter boxes RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that PH2017-003 be approved. 3 TEXTURE EXAMPLE MOVIE THEATER / EAST SIDE BOTANICAL WALK / SOUTH SIDE GARAGE SCREEN: OPTION 1 TEXTURE EXAMPLE MOVIE THEATER / EAST SIDE BOTANICAL WALK / SOUTH SIDE GARAGE SCREEN: OPTION 2 TEXTURE EXAMPLE MOVIE THEATER / EAST SIDE BOTANICAL WALK / SOUTH SIDE GARAGE SCREEN: OPTION 3  Town Center Standards Table ‘B’ Development Regulations Regulation Residential Development Commercial Development Height Townhouse – 50 ft. max. retail/office bldg. – 20 ft. min./70 ft. max. Condominium – 70 ft. max. restaurant, theater – 40 ft. max. hotel – 70 ft. max. Stories Townhouse- 4-stories max. retail/ office bldg.. – 2- stories (or 2 stories in appearance) min. / 4- stories max. Condominium – 5-stories max. free-standing restaurant, theater – 2 stories max. hotel – 5-stories max. Unit size Townhouse – 2000 sq. ft. min. Condominium – 1000 sq. ft. min. Setback: Front Townhouse- 10 ft. min. next to ext. rd. retail/office- 20 ft. (ext. rd.); 0 ft. (int. rd.) 5 ft. min. next to int. rd. restaurant – 20 ft. (ext. rd.); 0ft. (int. rd.) Condominium- 20 ft. (ext. rd.) hotel – 20 ft. (ext. rd.); 0 ft. (int. rd.) 10 ft. (int. rd.) theater – 20 ft. (ext. rd.); 0 ft. (int. rd.) Side Townhouse – 5 ft. min. on non- outparcels - 20 ft. from property line attached side all others – 10 ft. between buildings 10 ft. min. between Buildings Condominium – 10 ft. min. Rear All development – 10 ft. min. Lot Width Townhouse- 22 ft. min. outparcels – 75 ft. min. Building Facing All buildings located along an external road must face, or appear to face, that road. Building Aesthetic Traditional European inspired style similar in appearance to the Forum and as approved by the Planning Commission. Walls Primarily brick or stone with stucco accents (and glass store fronts in commercial bldgs.) Roof: Color earth tones medium shades of browns and greys (charcoal, dark gray, black prohibited) Materials slate, tile or architectural shingles with a slate or tile appearance. Commercial roofs must incorporate breaks and change in material or color at least every 40 ft. Pitch Townhouse- min. 4:12 Condominium and Office/retail buildings to match roof pitch at the Forum. Signage Sign package (incl. materials, sizes, colors, font types, location, number) to be approved by Planning Commission Landscaping 10 ft. wide strip along parking lots and external roadways. Street trees along internal and external streets and parking lot islands as per Overlay Standards (Zoning Code Sec. 1315). Commercial and condominium buildings shall incorporate live plant material growing immediately in front of or directly on the building. Lighting / street furnishings – per Zoning Code regulations and subject to Planning Commission approval. Parking per Zoning Code regulations Screening per Zoning Code regulations Amended 7-21-15 (Ordinance 2015-06-49)  CIC2017-001 Indoor Recreation Facility  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT CHANGE IN CONDITIONS ANALYSIS PLANNING COMMISSION DATE: JUNE 13, 2017 CITY COUNCIL DATE: JULY 18, 2017 CASE NAME: INDOOR RECREATION FACILITY CASE NUMBER: CIC2017-001 CURRENT ZONING: M-1 LOCATION: 3130 NORTHWOODS PLACE MAP NUMBERS: 6th DISTRICT, LAND LOT 271 ACREAGE: 4.97 ACRES PROPOSED DEVELOPMENT: CHANGE IN CONDITIONS TO REMOVE A CONDITION OF GWINNETT COUNTY REZONING CASE RZ63-81 THAT LIMITED THE PROPERTY TO OFFICE/WAREHOUSE USES ONLY FUTURE DEVELOPMENT MAP: PREFERRED OFFICE APPLICANT: ATLANTA SPORT HOUSE 558 HIGHLAND AVE NE ATLANTA, GA 30312 CONTACT: DAMIEN SCOTT 714-813-7070 OWNER: DAVID JONES 5887 GLENRIDGE DR #250 ATLANTA, GA 30328 RECOMMENDATION: APPROVE WITH CONDITIONS  CIC-2017-001 SUMMARY: The applicant is seeking to change the conditions of a past rezoning case at an undeveloped parcel totaling 4.97 acres. The parcel is located at the end of the Northwoods Place cul-de-sac just off of Northwoods Circle in the Northwoods Atlanta industrial park. The property is surrounded by other M-1 properties. The applicant requests to change a condition of past rezoning case RZ63-81. This condition states that the only permitted use of the property is office/warehouse. The applicant is proposing an indoor recreation facility, primarily for volleyball courts. The proposal includes a 35,000-square-foot building with 153 parking spaces. Additional overflow parking will be sought from surrounding property owners. Access to the facility is via an entrance from Northwoods Place with a potential internal connection to the adjoining property to the south at 3100 Northwood Place. ZONING HISTORY: The property was rezoned from R-75 to M-1 in 1981 (Case RZ63-81). At that time, a condition was placed on the property which reads as follows: “Approved with the stipulation that it be approved for office/warehouse distribution only.” DEPARTMENT ANALYSIS: The proposal for an indoor recreation facility is consistent with standard M-1 zoning. This facility is unlikely to be a detriment to surrounding properties which have similarly-scaled office, manufacturing, and warehouse buildings. Additionally, the recreation facility’s peak hours are in the evenings and on weekends, opposite that of standard working hours and thus having little impact on traffic flow. While the site will accommodate the required parking for this use, the applicant also plans to reach agreements with nearby businesses to use their parking lots during special events which may attract a larger crowd than is typical. RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that CIC2017-001 be approved subject to the following conditions: 1. The development shall be built in general conformity to the submitted site plan dated May 8, 2017. 2. The development shall abide by all requirements of Section 1315 of the zoning ordinance (Activity Center/Corridor Overlay District). 2  CIC-2017-001 3. Building designs shall incorporate features that are compliant with Peachtree Corners’ Green Building Ordinance wherever practical. 4. Outdoor lighting shall be contained in cutoff-type luminaries, shall be directed inward toward the property so as not to reflect into adjacent properties or to create a hazard for passing automobile traffic, and shall only be as bright as needed for safety on the site. 5. The applicant shall secure parking permission from adjacent property owners to accommodate sufficient nearby parking for special events on the applicant’s property. 3 CIC2017-001 Site Photo  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 North Atlanta Volleyball Club CASE NUMBER: CIC2017-001 PLANNING CITY COUNCIL CITY COUNCIL COMMISSION 1ST READING 2ND READING HEARING DATES: JUNE 13, 2017 JUNE 20, 2017 JULY 18, 2017 PROPERTY ADDRESS: 3130 Northwoods Pl.  CIC2017-002 Ingles Gas Station  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT CHANGE IN CONDITIONS ANALYSIS PLANNING COMMISSION DATE: JUNE 13, 2017 CITY COUNCIL DATE: JULY 18, 2017 CASE NAME: INGLES GAS STATION CASE NUMBER: CIC2017-002 CURRENT ZONING: C-2 LOCATION: 5075 PEACHTREE PARKWAY MAP NUMBERS: 6th DISTRICT, LAND LOT 318 ACREAGE: 16.45 ACRES: ENTIRE SHOPPING CENTER 8.63 ACRES: GROCERY STORE PARCEL PROPOSED DEVELOPMENT: CHANGE IN CONDITIONS TO ALLOW A NEW GAS STATION AT AN EXISTING SHOPPING CENTER BY REMOVING CONDITIONS RELATED TO PROHIBITED USES AND MAXIMUM NUMBER OF OUTPARCELS FUTURE DEVELOPMENT MAP: PREFERRED OFFICE APPLICANT: INGLES MARKETS, INC. 2913 US HWY 70 E BLACK MOUNTAIN, NC 28711 CONTACT: PAUL HARRELL 770-674-2600 OWNER: ICM VI JONES BRIDGE SQUARE LP 445 BISHOP ST NW #100 ATLANTA, GA 30318 RECOMMENDATION: APPROVE WITH CONDITIONS  CIC2017-002 SUMMARY: The applicant is seeking to change the conditions of a past rezoning case at a shopping center property totaling 16.45 acres. The properties consist of a main shopping center parcel containing an Ingles grocery store and five outparcels containing a mix of retail, restaurant, educational, and medical office uses. These parcels are located on the west side of Peachtree Parkway just north of Jones Bridge Road. These properties are adjacent to R-75 single-family properties to the rear. The applicant requests to change two conditions of past rezoning case RZ1996-134. The first condition relates to use of the property. This condition states that a gas station is a prohibited use. The second condition relates to the total number of outparcels permitted. This condition states that there shall be no more than five outparcels. The creation of a parcel for the gas station, which is to be separated from the main grocery store parcel, would create a sixth outparcel. The proposed gas station will front Peachtree Parkway and occupy a proposed 0.76 acre parcel. The current use of the land is for parking in conjunction with the shopping center. The loss of 70 parking spaces will not cause the shopping center to fall below the minimum parking required by the zoning ordinance. Primary access to the gas station would be through one the existing right-in-right-out driveways in front of the Ingles store. Access is also possible through other entrances via internal shopping center driveways. ZONING HISTORY: The entire 16.45-acre property was rezoned from C-1 and O-I to C-2 in 1993 (Case RZ1993- 079). A subsequent rezoning (Case RZ1996-134) allowed for a change to conditions for the construction of the McDonald’s restaurant on one of the outparcels. At that time, additional conditions were placed on the property, two of which the applicant is seeking to change. Both read as follows: 2  CIC2017-002 DEPARTMENT ANALYSIS: The proposal for a gas station is consistent with standard C-2 zoning and would be located along a major arterial street in area that is already home to numerous automobile-oriented commercial establishments, including a QuikTrip gas station located 0.6 miles away at the southwest corner of Peachtree Parkway and Peachtree Corners Circle. Additionally, the location of the proposed gas station is approximately 450 feet from the nearest residential property line on Avala Park Lane (behind the Ingles grocery store) and will be shielded from this neighborhood by Ingles and the adjoining strip shopping center. The residential neighborhood on Coventry Park Lane across Peachtree Parkway from the proposed gas station is about 275 feet away at its nearest point. This neighborhood is located behind an existing stand of tall evergreen trees. The addition of another outparcel should have minimal impact on surrounding properties since it does not alter circulation patterns or the access to the other sites. Further, the parking to be displaced by the addition of a gas station constitutes excess spaces not required by code that are often vacant. The proposed gas station facility would, therefore, replace unused parking spaces with a retail service that could benefit Ingles’ customers. Provided that the building, canopy and pump islands are designed with quality materials, the proposed facility could be an enhancement to the existing property. 3  CIC2017-002 RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that CIC2017-002 be approved subject to the following conditions: 1. The development shall be built in general conformity to the submitted site plan dated February 8, 2017. 2. Gwinnett County case RZ1996-134 condition ‘A’ shall be amended to remove “convenience stores with or without gas pumps” as a prohibited use; and condition ‘B’ shall be amended to allow six parcels on the property instead of five. 3. The development shall abide by all requirements of Section 1315 of the zoning ordinance (Activity Center/Corridor Overlay District). In addition: a. The gas canopy support columns shall be faced in their entirety with brick and/or stone, and subject to staff approval. b. The gas canopy roof shall be pitched with standing-seam metal roof in a color allowed in the Overlay District c. The cashier/convenience kiosk shall be faced on all four sides with brick or stone to match the columns and be subject to staff approval. 4. Building designs shall incorporate features that are compliant with Peachtree Corners’ Green Building Ordinance wherever practical. 5. Outdoor lighting shall be contained in cutoff-type luminaries, shall be directed inward toward the property so as not to reflect into adjacent properties or to create a hazard for passing automobile traffic, and shall only be as bright as needed for safety on the site. Canopy lighting shall also be only as bright as needed for safety. 6. In accordance with Chapter 54 of the City Code, signage shall be limited to the following: a. Two signs per canopy face with a maximum of eight square feet per sign. b. Spreader bars (signs located under canopy over pumps islands) shall be limited to no more than two signs per spreader bar, not to exceed four square feet per sign. However, total square footage for all spreader bars shall not exceed 24 square feet. 4 CIC2017-002 Site Photo  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 Ingles Gas Station CASE NUMBER: CIC2017-002 PLANNING CITY COUNCIL CITY COUNCIL COMMISSION 1ST READING 2ND READING HEARING DATES: JUNE 13, 2017 JUNE 20, 2017 JULY 18, 2017 PROPERTY ADDRESS: 5075 Peachtree Pkwy.