Planning Commission

PLANNING COMMISSION AGENDA October 16, 2018 7:00 PM CITY HALL A. Roll Call B. Approval of August 21, 2018 Minutes C. Old Business: D. New Business: 1. SUP2018-006 Way Motor Works. Request to approve a special use permit to accommodate an automobile repair shop in an existing building at 3020 Amwiler Road, Dist. 6, Land Lot 250, Peachtree Corners, GA. 2. PH2018-014 Town Center Sign Package. Request to approve a sign package for the Peachtree Corners Town Center development in the 5200 block of Peachtree Parkway, Dist. 6, Land Lot 301, Peachtree Corners, GA. E. City Business Items: F. Comments by Staff and Planning Commissioners. G. Adjournment.  CITY OF PEACHTREE CORNERS PLANNING COMMISSION MINUTES August 21, 2018 7:00 PM The City of Peachtree Corners held a Planning Commission meeting on Tuesday, August 21, 2018. The meeting was held at City Hall, 310 Technology Parkway, Peachtree Corners, GA, 30092. The following were in attendance: Planning Commission: Matt Houser, Chairman, Post D Alan Kaplan, Post A Mark Middleton, Post B - Absent Mark Willis, Post C Italia Metts, Post E - Absent Staff: Diana Wheeler, Community Development Director Jeff Conkle, Planning and Zoning Administrator Rocio Monterrosa, Deputy City Clerk MINUTES: MOTION TO APPROVE MINUTES FROM THE JULY 17, 2018 PLANNING COMMISSION MEETING. By: Mark Willis Seconded: Alan Kaplan Vote: 3-0 (Willis, Kaplan, Houser) Action: Minutes Approved OLD BUSINESS: None NEW BUSINESS: PH2018-008. Lazy Dog Restaurant at Town Center. Request to approve elevations for a proposed restaurant located in the Peachtree Corners Town Center at 5224 Peachtree Parkway south of Town Center Boulevard., Dist. 6, Land Lot 301, Peachtree Corners, GA Diana Wheeler, Community Development Director, presented this case to the Planning Commission and noted that The Lazy Dog restaurant has a rustic American Mountain West architectural theme. The exterior includes earth-tone colors, prominent use of stone materials, timber accents, and a tower element to give prominence to the Page | 1 2018-08-21 PC Minutes entrance. The earth tones and stone blend well with the European-inspired architecture of both The Forum and the surrounding Town Center. The elevation labeled “north” is that which is along Peachtree Parkway, while the “south” faces the parking deck. “West” is the corner entrance and patio area which faces the creek. Elevation approval does not constitute site plan approval. Site plan has several issues that need to be addressed including: landscaping plan (including along Peachtree Parkway R.O.W.); the number of take-out parking spaces; final design of trash compactor area adjacent to site; and the site plan shows an adjacent building with a configuration which has not been approved and should, therefore, not be represented on the plan. Ms. Wheeler stated that after review of the applicant’s proposal and other relevant information, it is recommended that PH2018-008 be approved subject to the following conditions: 1. Approval is for building elevations only. Site plan issues must still be addressed. 2. All CMU shall be covered with painted stucco as a finish material, not just paint. 3. Prior to issuance of a building permit, the LDP for this parcel shall be modified to include the landscape of the common area, including the adjacent right-of- way along Peachtree Parkway. The right-of-way improvements and landscaping shall be consistent with that of the properties to the north, including Piedmont Bank and Sprouts. 4. Applicant shall be responsible for the maintenance of the landscaping in the right-of-way along Peachtree Parkway. 5. The number of take-out parking spaces shall be limited to no more than three. The applicant representative, Jared Taylor, gave a brief description about the restaurant and spoke about the plan for landscaping around the building and architectural design of the building. Mr. Taylor requested that the Planning Commission approve the rezoning with a couple of changes to the staff conditions. [applicant’s proposal underlined or struck through]: • On condition #2 – add with the exception of the east elevation. • On condition #5 - The number of take-out parking spaces shall be limited to no more than three five. Chairman Houser opened the floor for public comments. Chairman Houser closed the floor for public comments, no one spoke in favor nor opposition. After review the Commissioners moved forward with a recommendation of support for PH2018-008 with conditions, as follows: MOTION TO APPROVE AMENDED PH2018-008 LAZY DOG RESTAURANT AT TOWN CENTER. REQUEST TO APPROVE ELEVATIONS FOR A PROPOSED RESTAURANT WITH STAFF RECOMMENDATIONS By: Alan Kaplan Seconded: Mark Willis Vote: 3-0 (Kaplan, Willis, Houser) Action: Approved with amended staff conditions 1. Approval is for building elevations only. Site plan issues must still be addressed. 2. All CMU shall be covered with painted stucco as a finish material except for the east elevation, not just paint. Page | 2 2018-08-21 PC Minutes  3. Prior to issuance of a building permit, the LDP for this parcel shall be modified to include the landscape of the common area, including the adjacent right-of-way along Peachtree Parkway. The right-of-way improvements and landscaping shall be consistent with that of the properties to the north, including Piedmont Bank and Sprouts. 4. Applicant shall be responsible for the maintenance of the landscaping in the right-of-way along Peachtree Parkway. 5. The applicant shall vary the roofline to 29 feet on the north elevation by increasing the height of the stone wall. 6. Applicant shall install a lighted sculpture on the north elevation stone wall to include a rusted steel dog paw art. 7. Four pillars on east side of the north elevation shall be painted a complimentary color. CITY BUSINESS ITEMS: 1. WITHDRAWN BY STAFF PH2018-010. Health Club/Spa Use in C-2 and C-3. Consideration of an amendment to Zoning Code Sec. 1308, C-2 General Business District and Sec. 1308A, C-3 Highway Business District, to separate the uses of “health club” and “spa” and to require a special use permit for spa uses. 2. WITHDRAWN BY STAFF PH2018-011. Recreational Vehicle Parking. Consideration of an amendment to Zoning Code Sec. 1001.5.b, Location and Surface of Parking Areas; Sec. 1004, Administrative Variance; and Sec. 1610, Administrative Variances to allow for administrative variances to RV parking requirements under certain criteria. 3. PH2018-012. Restaurant Use in M-1. Consideration of an amendment to Zoning Code Sec. 1310, M-1 Light Industry District, to add restaurants as a permitted use. MOTION TO APPROVE PH2018-012 RESTAURANT USE IN M-1 CONSIDERATION OF AN AMMENDMENT TO ZONING CODE SEC. 1310, M-1 LIGHT INDUSTRY DISTRICT, TO ADD RESTAURANTS AS A PERMIT USE By: Mark Willis Seconded: Alan Kaplan Vote: 3-0 (Kaplan, Willis, Houser) Action: Approved COMMENTS BY STAFF AND PLANNING COMMISSION: Jeff Conkle, Planning and Zoning Administrator, informed the Commissioners that there are no cases for next month. The Planning Commission meeting concluded at 7:58 PM. Page | 3 2018-08-21 PC Minutes Approved, Attest: _____________________________ ____________________________________ Matt Houser Rocio Monterrosa Chairman Deputy City Clerk Page | 4 2018-08-21 PC Minutes  SUP2018-006 Way Auto Works  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT SPECIAL USE PERMIT ANALYSIS PLANNING COMMISSION DATE: OCTOBER 16, 2018 CITY COUNCIL DATE: NOVEMBER 27, 2018 CASE NUMBER: SUP2018-006 APPLICATION REQUEST: Auto Repair Shop LOCATION: 3020 Amwiler Rd. PROPERTY SIZE: 0.87 Acres ZONING: C-2 FUTURE DEVELOPMENT MAP: Preferred Office APPLICANT: Way Auto Works Waylen Hunsucker 3115 Marjan Dr. Atlanta, GA 30340 CONTACT: Waylen Hunsucker 770-234-9965 OWNER: Peter Cabrelli 3528 Stratfield Dr NE Brookhaven, GA 30319 RECOMMENDATION: Approval with Conditions PROJECT DATA: The applicant requests a Special Use Permit on a 0.87-acre parcel zoned C-2 (General Business District) to permit an auto repair business in an existing building. The auto repair business will be conducted indoors and no additions or alterations to the exterior of the buildings or site are being requested. The site is predominately located within an industrial area along Amwiler Road south of Peachtree Industrial Boulevard. The adjacent properties to the west are also zoned C-2 but all other properties to the east, north, and south are zoned M-1 (Light Industry District). The applicant has provided a survey of the site. It includes a one-story masonry and glass storefront building with a parking lot in the front. The rear includes access to garage bay doors  SUP2018-006 through which the repair business will be accessed by vehicles. The site currently has 16 parking spaces, exceeding the minimum amount required by the Zoning Resolution. The site is located within the Employment Corridor Character Area on the Future Development Map. The Employment Corridor is intended to “provide an ideal location for diverse employment- and revenue-generating businesses, both professional and industrial, along attractive gateway and thoroughfares.” Office, light industrial, and small-scale retail (where existing or at a major node) are considered appropriate uses. The City’s Zoning Resolution requires that an auto repair facility obtain a Special Use Permit to operate in the C-2 zoning district. The purpose of the Special Use Permit review is to ensure that any potentially detrimental aspects of the proposed land use are mitigated through site- specific conditions. ZONING HISTORY: The property is currently zoned C-2 (General Business District) and is occupied by an 11,745- square-foot brick office building constructed in 1985. In 1983, the Gwinnett County Board of Commissioners rezoned the property from M-1 to C-2. This rezoning was not subject to any special conditions. 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’, below. 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, it will be suitable. Amwiler Road is an industrial area, lined by warehouses and light industrial buildings. Auto repair would fit right in. Staff’s Comment: The subject property is located within the Employment Corridor and is surrounded by similarly-zoned C-2 and M-1 properties. The use is suitable for the Amwiler Road area. 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 it will not. The operation will be in an existing building adjacent to flex and industrial users. Staff’s Comment: The proposed use should not adversely affect the existing use or usability of adjacent or nearby property as it will be located in an area with light industrial uses and the property has sufficient parking. 2  SUP2018-006 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: It does, but is now mostly open warehouse, not finished retail or office space. Automotive repair is a good use. 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 additional burden will be placed on traffic, utilities, or schools. This is an existing facility. Staff’s Comment: The impacts of the proposed use on streets, transportation facilities, or utilities are unlikely to be excessive or burdensome. There will be 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, this is an allowed use with Special Use Permit under the City Zoning Ordinance. 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: The Amwiler Road corridor is not experiencing any significant development changes. All land parcels are already developed with warehouse and flex properties from the 1980s and 90s. This use is perfect for the area. Staff’s Comment: The Comprehensive Plan’s support for adaptive reuse of underutilized structures in the Employment Corridor combined with the fact that there are several vacancies in Amwiler area gives supporting grounds for approval of the Special Use Permit. COMPREHENSIVE PLAN: The 2033 City of Peachtree Corners Character Area Map indicates that the property is located within the Employment Corridor Character Area. Policies for this area encourage office, light industrial, and small-scale retail (where existing or at major nodes). While auto repair shops are not specifically addressed in this character area, it fits with the broader industrial and small retail-type uses that are encouraged. 3  SUP2018-006 A Special Use Permit for an auto repair facility in this location would meet the goals and policies of the Comprehensive Plan and would serve the surrounding community. DEPARTMENT ANALYSIS: The subject property is a 0.87-acre site located at 3020 Amwiler Road. The property is surrounded by C-2 (General Business) and M-1 (Light Industry) zoning. The 2033 Comprehensive Plan indicates that the parcel lies within the Employment Corridor Character Area. This character area encourages the adaptive reuse of existing underutilized structures. The proposed use conforms to this development guideline. The request to permit auto repair uses in this existing structure would be consistent with the policies of the Character area and would put a vacant building back into productive use. RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that SUP2018-006 be approved with the following conditions: 1. The special use permit for Way Auto Works shall be limited to the property at 3020 Amwiler Road as shown on the submitted survey; 2. Required inspections and interior finish permits shall be obtained before occupancy; 3. All automotive repair work shall occur within the building; no repair work shall be done outdoors. 4 Front view along Amwiler Rd. Front south angle view along Amwiler Rd.  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 Way Auto Works CASE NUMBER: SUP2018-006 PLANNING CITY COUNCIL CITY COUNCIL COMMISSION 1ST READING 2ND READING HEARING DATES: Oct. 16, 2018 Oct. 23, 2018 Nov. 27, 2018 PROPERTY ADDRESS: 3020 Amwiler Rd.  PH2018-014 Town Center Sign Package  PEACHTREE CORNERS TOWN CENTER SIGNAGE REGULATIONS 1. GENERAL The purpose of this exhibit is to establish certain parameters for tenant signage locations, materials, sizes, construction and installation within the development. Individual tenant signage affects the quality, image and cohesiveness of the Town Center and should therefore contribute positively to the visual character and harmony of the overall development. 2. APPROVALS All tenant signage is subject to approval of a sign permit by the City. All signage shall be submitted to and approved by the landlord prior to application for a sign permit to the City. Tenant shall not install any signage without having first obtained a sign permit. 3. STOREFRONT SIGNS Storefront signs shall be defined as, and limited to, signage mounted flush with the exterior wall or facade of the premises occupied by the tenant. 3.1 NUMBER OF SIGNS – Each tenant may have a maximum of one (1) sign on the front façade and one (1) sign on the rear façade of the premises occupied by the tenant; provided however that if such tenant is located at a corner of a building or comprises the entire building, such tenant may also elect to have one (1) identification sign on each of the publicly-visible sides of the building. 3.2 SIZE OF SIGNS - Storefront signs shall be limited in size as follows, subject to any further limitations of the restrictions outlined above. In the event of a conflict between the requirements below, the more restrictive limitation shall govern. 3.2.1 Area – Tenants shall be permitted sign area based upon the square footage of the tenant space occupied as described below: TENANT SQUARE FOOTAGE MAXIMUM SIGN AREA PER FAÇADE Up to 2,500 sq. ft. 36 sq. ft. 2,501 – 15,000 sq. ft. 60 sq. ft. 15,001 – 50,000 sq. ft. 100 sq. ft. 50,001 sq. ft. and above 200 sq. ft. 3.2.2 Length – Signs mounted on a façade containing multiple wall planes shall be sized and located such that the sign sits within a single plane and allows two (2) feet of space between the ends of the sign and the change in building plane. Additionally, no sign length shall be greater than the total width of the premises, less 2’0” on either end of the premises (refer to “Location of Signs” criteria below). Additionally, no sign shall be closer than 6” to the edge of any window or door. 3.2.3 Measurement – The measurement of sign height, area, and length shall be determined by placing a “box” around the extreme limit of all sign lettering or mounting panels to which lettering is affixed, and multiplying the length and width of Peachtree Corners, GA 1 Error! Unknown document property name.  the resulting sides of the box. Said box shall be extended around multiple lines of copy associated with an individual sign. 3.3 LOCATION OF SIGNS – Storefront Signs shall comply with the following placement guidelines: 3.3.1 A Storefront Sign shall be positioned so that it appears as an integral design feature of the overall building façade. There are logical locations on every main storefront where signs may be located. A sign may be placed on a building or an awning. Tenant shall be required to submit location(s) for all signs and said sign locations are subject to the City’s approval. 3.3.2 Tenant shall not have the right to install any sign at any location other than within the frontage of the premises occupied by the tenant. Additionally, no sign shall be located within 2’0” of either end of the frontage of the premises nor within 6” of the edge of a window or door. 3.4 COLORS – Tenant signage may incorporate two (2) colors in addition to black, white, gray, or tan. Fluorescent colors or similarly bright colors are not permitted. 3.5 SIGN DESIGN – The following signage designs shall be allowed: 3.5.1 Forward Illuminating Channel Letter - internally illuminated flush mount individually lit channel letters affixed to exterior building walls. Letters to consist of 5-inch deep (maximum) flush mounted individually lit internally illuminated channel letters painted in black semi-gloss finish, 3/16 inch acrylic face, and 1 inch black semi-gloss finish trim caps and are to be internally illuminated by 15mm neon tubes. Sign to be fastened securely with non-corrosive fasteners to exterior building walls per local sign regulations. See Figure 1 for a representation of the above described fabrication details. Alternatively, Tenant has the option to mount the individual channel letters to an aluminum background panel and attach that panel to the exterior building wall 3.5.2 Reverse Illuminating Channel Letter - Reverse individual channel letters mounted to exterior building walls (Figure 2). Tenant has the option to mount the aforesaid individual channel letters to an aluminum background panel and attach that panel to the exterior building wall (Figure 3). Letters to consist of aluminum return and face and to be internally illuminated by neon tubes. The applicable sign type described herein produces a halo lighting effect on the exterior building wall (essentially backlights the exterior wall) in contrast to exposed or translucent acrylic face channel letters, which creates a forward illumination effect. 3.5.3 Externally Illuminated Channel Letters - individual reverse channel aluminum letters to be externally illuminated by gooseneck lighting fixtures (Figure 4). Gooseneck lighting fixtures to be attached to the exterior building wall above sign letters or gooseneck lighting fixtures to be attached to a background panel on which the letters are also mounted. Peachtree Corners, GA 2 Error! Unknown document property name. Figure 1 Flush Mounted Channel Letters(Typical) Nts .050 Aluminum Let t er Ret urn 5” Deep Paint ed Semi-Glos s Blac k # 8 X ½ ’’ Pan Head S c rew 15m m E lec t ric Dis c harge Tube Dis c onnec t S wit c h 1’’ S em i-Glos s B lac k Trim c ap Hi Volt age P re-S leev ed Cable Ul Lis t ed E lec t rode B oot Hi Volt age P re-S leev ed Cable ½ ’’ Flex Conduit A nd Fit t ing E lec t ric al S erv ic e 3/ 16’’ Whit e A c ry lic Fac e B y Ot hers M ec hanic al A t t ac hm ent A s Required B y Condit ions UL 2161 Trans former Glas s S t andof f Grounding B olt Rem ot e Trans f orm er B ox 1/ 4” Drain Holes Figure 2 Peachtree Corners, GA 3 Error! Unknown document property name. Figure 3 Figure 4 Peachtree Corners, GA 4 Error! Unknown document property name.  3.6 Alternatively, tenant has the option to mount the aforesaid individual channel letters to an aluminum background panel and attach that panel to the exterior building wall 4. WINDOW SIGNAGE 4.1 WINDOWN SIGNAGE – Window signage cannot exceed more than 20% of the area of the individual panes of glass. Neon window signs are not permitted except ‘open’ and ‘closed’ signs. 4.2 WINDOW ART – Window art (graphics that cover glass) will not be counted toward the 20% allowable window signage and may be permitted in accordance with the following: 4.2.1 Shall be limited to tenant space located on the second floor of buildings 4.2.2 Shall be designed as artwork that provides aesthetic enhancement to the premises 4.2.3 Shall not contain any words or text 4.2.4 Shall not contain any images of products or services sold on the premises nor convey any commercial message 5. UNDER-CANOPY SIGNS AND PROJECTING SIGNS Under-canopy signs shall be maximum of 8 square feet in area and a minimum of 8’ above the sidewalk. One (1) projecting sign shall be permitted per tenant in addition to the permitted storefront signs. Projecting signs (or blade signs) shall be a maximum of 30 square feet in area, and a minimum of 8’ above the sidewalk, and shall not extend more than 3-feet into the right-of-way. 6. PROHIBITED SIGNAGE / SIGNAGE RESTRICTIONS 6.1 FREESTANDING SIGNS – No freestanding signage of any kind is permitted to be installed by the tenant other than tenant panels on the approved Town Center monument signs. 6.2 GENERAL SIGNAGE RESTRICTIONS - No otherwise permitted identification sign attached to the exterior of a building shall be: 6.2.1 Placed above the Building roof line, placed on penthouse walls, or placed so as to project above the parapet, canopy or top of the wall upon which it is mounted. 6.2.2 Placed at any angle to the Building; provided, however, the foregoing shall not apply to any permitted under-canopy sign or projecting sign as described above. 6.2.3 Painted on the surface of any Building. 6.2.4 Flashing, moving or audible. 6.2.5 Made utilizing exposed raceways, exposed ballast boxes, or exposed transformers. 6.2.6 Made of paper or cardboard, or be temporary in nature (exclusive of contractor signs), or be a sticker or decal; provided, however, the foregoing shall not prohibit the placement at the entrance of each occupant’s space of a small sticker or decal indicating hours of business, emergency telephone numbers, acceptance of credit cards and other similar items of information. 7. ADMINISTRATIVE VARIANCE Peachtree Corners, GA 5 Error! Unknown document property name.  7.1 In unusual situations or where hardship exists, the Community Development Director may grant an administrative variance of up to 10% of the regulation. 8. BANNERS 8.1 One temporary banner attached to the storefront or awning shall be permitted with a temporary sign permit and subject to the following: 8.1.1 Banner shall not exceed 16 square feet in area. 8.1.2 Banner shall be permitted for a period not to exceed 21 consecutive days. The number of permitted periods shall not exceed 4 per year. Peachtree Corners, GA 6 Error! Unknown document property name.