Planning Commission

PLANNING COMMISSION AGENDA February 19, 2019 7:00 PM CITY HALL A. Roll Call B. Approval of January 15, 2019 Minutes C. Old Business: D. New Business: 1. SUP2019-001. Celebremos Su Gloria. Request to approve a special use permit to accommodate a religious facility in an existing building at 3120 Medlock Bridge Rd., Building A, Dist. 6, Land Lot 271, Peachtree Corners, GA. 2. SUP2018-009. Wesleyan School. Request to approve a special use permit to accommodate a private school use on two residentially-zoned properties at 3625 and 3645 Spalding Terr., Dist. 6, Land Lot 301, Peachtree Corners, GA. E. City Business Items: None F. Comments by Staff and Planning Commissioners. G. Adjournment.  CITY OF PEACHTREE CORNERS PLANNING COMMISSION MINUTES January 15, 2019 7:00 PM The City of Peachtree Corners held a Planning Commission meeting on Tuesday, January 15, 2019. 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 NOVEMBER 14, 2018 PLANNING COMMISSION MEETING. By: Mark Willis Seconded: Alan Kaplan Vote: 3-0 (Willis, Kaplan, Houser) Action: Minutes Approved OLD BUSINESS: None NEW BUSINESS: 1. SUP2018-008 City of David. Request to approve a special use permit to accommodate a religious facility in an existing building at 3100 Avalon Pl., Dist. 6, Land Lot 270. Peachtree Corners, GA. Jeff Conkle, Planning and Zoning Administrator, presented this case to the Planning Commission. The applicant requests a Special Use Permit on a 5.8-acre parcel zoned M-1 (Light Industry District) to permit a facility for the conduct of religious services and ceremonies in an existing building. The office building is part of the Avalon Ridge Page | 1 2019-01-15 PC Minutes Business Park, which includes a dozen or so buildings on multiple parcels. The applicant’s letter of intent states that City of David Church intends to occupy the 58,000- square-foot building to serve approximately 300 congregants. No additions or alterations to the exterior of the buildings or site are being requested. The church also includes services such as a free clinic and ministry program. While the ministry program is off- site with visits to facilities such as homeless shelters, the free clinic will operate on church property. The clinic provides consultation and routine services for uninsured and underinsured patients. The facility is operated by volunteer physicians and other professionals who donate their time to provide such services as blood pressure screening and cholesterol checks. The clinic operates two days per week, typically Wednesdays from 5:00 to 8:00 PM and Saturdays 10:00 AM to 2:00 PM. About ten patients are seen per day and provide their own means of transportation to the clinic. Clinics as a primary use are permitted in M-1. After review of the applicant’s proposal and other relevant information, it is recommended that SUP2018-008 be approved with the following conditions: 1. The special use permit for City of David shall be limited to the property at 3100 Avalon Ridge Place as shown on the submitted survey; 2. Required inspections and interior finish permits shall be obtained before occupancy; 3. Turning Point Ministry services shall be provided off-site. 4. If the City determines that church activities sufficiently impact existing traffic, the City shall notify the church and the church shall provide an off-duty police officer during those times when church related traffic needs to be managed; 5. Any future expansion of the scope of the facility beyond the worship, clinic and similar services noted in the application which may increase traffic flow to the site or cause vehicular circulation issues on or to the site shall require an amendment to the Special Use Permit. Chairman Houser opened the floor for public comments. There was no public comment. After review, the Commissioners moved forward with a recommendation of support for SUP2018-008. MOTION TO APPROVE SUP2018-008 CITY OF DAVID. REQUEST TO APPROVE A SPECIAL USE PERMIT TO ACCOMMODATE A RELIGIOUS FACILITY IN AN EXISTING BUILDING AT 3100 AVALON PL., DIST. 6, LAND LOT 270. PEACHTREE CORNERS, GA. By: Alan Kaplan Seconded: Mark Willis Vote: 3-0 (Kaplan, Willis, Houser) Action: Approved with conditions 2. PH2018-017 Town Center Building 900. Request to approve elevations for Town Center Building 900 located in the Peachtree Corners Town Center at 5222 Peachtree Pkwy., Dist. 6, Land Lot 301, Peachtree Corners, GA Diana Wheeler, Community Development Director, stated that the elevations for the Town Center retail and restaurant buildings were approved in 2017 because they were in compliance with Ordinance 2015-06-49 that identifies specific appearance standards for all the buildings in the Town Center. Criteria for building elevations listed in the Page | 2 2019-01-15 PC Minutes  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, also includes building requirements. Two sites along Peachtree Parkway, which includes this site and the adjacent one where Lazy Dog will be located, were not part of that approval. This application requires design approval through a new public hearing process. These two sites were previously out-parcels but have now become leased space on a larger parcel to be owned by the developer. After review of the applicant’s proposal and other relevant information, it is recommended that PH2018-017 be approved with the following conditions: 1. Approval is for building elevations only. Site plan issues must still be addressed. 2. Prior to issuance of a building permit, the LDP for this parcel shall 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. 3. Applicant shall be responsible for the maintenance of the landscaping in the right- of-way along Peachtree Parkway. 4. The trash compactor area between this site and Lazy Dog shall be enhanced with landscaping to include at least three, six-foot high (at installation) sky pencil hollies to screen the area along Peachtree Parkway. Chairman Houser opened the floor for public comments. There was no public comment. After review, the Commissioners moved forward with a recommendation of support for PH2018-017. MOTION TO APPROVE PH2018-017 TOWN CENTER BUILDING 900. REQUEST TO APPROVE ELEVATIONS FOR TOWN CENTER BUILDING 900 LOCATED IN THE PEACHTREE CORNERS TOWN CENTER AT 5222 PEACHTREE PKWY., DIST. 6, LAND LOT 301, PEACHTREE CORNERS, GA By: Mark Willis Second: Alan Kaplan Vote: 3-0 (Willis, Kaplan, Houser) Action: Approved with staff conditions 3. PH2018-018 Medical Uses. Consideration of amendments to the Zoning Ordinance to define specific medical uses and to amend the regulations pertaining to such uses. Diana Wheeler, Community Development Director, stated that Peachtree Corners’ 2040 Comprehensive Plan recommends that the City continually re-evaluate its ordinances to ensure that they remain relevant and useful. Accordingly, staff has found that the medical-related uses permitted in the Zoning Ordinance lack definitions and need further refinement. As such, staff is proposing to define terms, to simplify terms and make them consistent across zoning district, and to add a new use to a limited number of zoning districts. The terms “medical office,” “medical clinic,” “hospital,” and “residential treatment facility” will be the new, defined terms with consistent vocabulary throughout the Zoning Ordinance. Residential treatment facility is the new use which is proposed to be permitted in the M-1 and M-2 zoning districts. Chairman Houser opened the floor for public comments. There was no public comment. Page | 3 2019-01-15 PC Minutes After review, the Commissioners moved forward with a recommendation of support for PH2018-018. MOTION TO APPROVE PH2018-018 MEDICAL USES. CONSIDERATION OF AMENDMENTS TO THE ZONING ORDINANCE TO DEFINE SPECIFIC MEDICAL USES AND TO AMEND THE REGULATIONS PERTAINING TO SUCH USES. By: Mark Willis Seconded: Alan Kaplan Vote: 3-0 (Willis, Kaplan, Houser) Action: Approved as presented by staff CITY BUSINESS ITEMS: 1. Lazy Dog Restaurant request for color modification to new restaurant building MOTION TO APPROVE LAZY DOG COLOR MODIFICATION TO NEW RESTAURANT. By: Matt Houser Seconded: Mark Willis Vote: 3-0 (Houser, Willis, Kaplan) Action: Approved as presented by staff 2. Election of Chair and Vic-Chair of the Planning Commission. Both Chairman Matt Houser and Vice-Chair Alan Kaplan were re-elected with a vote of 3-0. COMMENTS BY STAFF AND PLANNING COMMISSION: Jeff Conkle, Planning and Zoning Administrator, informed the Commissioners that there will be a meeting for the month of February. The Planning Commission meeting concluded at 7:41 PM. Approved, Attest: _____________________________ ____________________________________ Matt Houser Rocio Monterrosa Chairman Deputy City Clerk Page | 4 2019-01-15 PC Minutes  SUP2019-001 Celebremos Su Gloria Church  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT SPECIAL USE PERMIT ANALYSIS PLANNING COMMISSION DATE: FEBRUARY 19, 2019 CITY COUNCIL DATE: MARCH 26, 2019 CASE NUMBER: SUP2019-001 APPLICATION REQUEST: Religious Facility LOCATION: 3120 Medlock Bridge Rd., Bldg. A PROPERTY SIZE: 10,000 Sq. Ft. Office Condominium (Building A) 9.3 Acres Entire Business Park ZONING: M-1 FUTURE DEVELOPMENT MAP: Preferred Office APPLICANT: Celebremos Su Gloria Church 89 Jones St. Norcross, GA 30071 CONTACT: Rafael Fernandez 678-773-8026 OWNER: Wilvestco LLC 3120 Medlock Bridge Rd., Bldg. A Peachtree Corners, GA 30071 RECOMMENDATION: Defer PROJECT DATA: The applicant requests a Special Use Permit for a condominium office building on a larger 9.3- acre business park zoned M-1 (Light Industry District) to permit a facility for the conduct of religious services and ceremonies in an existing building. The office building is part of the Medlock Commons Business Park, which includes ten buildings. The applicant’s letter of intent states that Celebremos Su Gloria intends to occupy the 10,000-square-foot building to serve approximately 100 congregants. No additions or alterations to the exterior of the buildings or site are being requested. The site is located within a business park area that is along Medlock Bridge Road south of Peachtree Industrial Boulevard. The property is located behind the Medlock Oaks Business Park and abuts residential property to the rear. Adjacent business park properties are zoned M-1 while the residential area is zoned R-ZT.  SUP2019-001 The applicant has provided a survey of the site. It includes a one-story, stucco, masonry and glass storefront building with parking in the front. The applicant will need at least 20 parking spaces based on their estimated capacity; the previous use of Building A as office space also required 20 spaces. The entire business park shares the parking lot which currently has approximately 175 spaces. From a zoning requirement perspective, there should not be a parking issue. However, Staff reached out to the property owners association for comments about this use. They, in turn, asked the tenants and some concerns were raised about the church use and the potential impact to the available parking spaces. Two property owners that are also tenants in adjacent buildings indicated that they don’t believe there will be sufficient parking on the property for the church to operate within that business park on Sunday. One tenant offers language classes to students and another often has weekend office activity. Both tenants feel that parking will be an issue and they don’t want to compete with the proposed church for spaces. For that reason, neither tenant supports the church use at this location. ZONING HISTORY: The property is zoned M-1 (Light Industry District) and is occupied by ten business park buildings over 9.3 acres. The property was rezoned to allow the business park in 1985. It was previously undeveloped land zoned R-75 and R-TH. There is no other zoning history on the property. ZONING STANDARDS: The City’s Zoning Resolution requires that a facility for the conduct of religious services and ceremonies obtain a Special Use Permit to operate in the M-1 zoning district. The purpose of the Special Use Permit review is to ensure that any detrimental aspects of the proposed land use are mitigated through site-specific conditions. 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. Staff’s Comment: While the subject property is located within the Employment Corridor, which mainly supports office uses, the property is near some residential neighborhoods. A church would be suitable in view of the use and development of adjacent and nearby property as it will mainly operate outside normal business hours of the office park and will serve the nearby community. 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. 2  SUP2019-001 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 within an existing office park and should have sufficient parking. 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. 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. Staff’s Comment: The impacts of a church 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: No response. 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: No. Staff’s Comment: The Comprehensive Plan’s support for adaptive reuse of underutilized structures in the Employment Corridor gives supporting grounds for approval of the Special Use Permit. COMPREHENSIVE PLAN: The 2040 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 institutional uses are not explicitly stated, the Employment Corridor does encourage adaptive reuse of existing underutilized structures. In addition, the subject parcel is nearby properties located in the Suburban Neighborhood Character Area, which lists institutional uses such as schools and churches as appropriate. 3  SUP2019-001 A Special Use Permit for a church in this location would meet the goals and policies of the Comprehensive Plan and would serve the surrounding residential community. DEPARTMENT ANALYSIS: The subject property is a 10,000 square-foot condominium office building located within a larger 9.3-acres business park site located at 3120 Medlock Bridge Road. The property is surrounded by M-1 (Light Industry) and R-ZT (Single-Family Residence) zoning. The 2040 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 church uses in this existing structure would be consistent with the policies of the Character area and would put a vacant building suite back into productive use. However, some of the tenants in nearby buildings are concerned that the proposed use may have a negative impact on available parking. Unfortunately, those concerns were not relayed until Friday, February 8th, the day that the Planning Commission packets are normally distributed. As a result of this late information, packets were delayed so that the most current neighbor input could be provided to the Commission. RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that SUP2019-001 be deferred so that the applicant and surrounding owners and tenants can develop a mutually agreeable parking agreement for the office park property. If the Planning Commission would like to consider approval of the application, the following conditions are recommended: 1. The special use permit for Celebremos Su Gloria shall be limited to the property at 3120 Medlock Bridge Road, Building A as shown on the submitted survey. 2. A shared parking agreement shall be established for the office park property. 3. Required inspections and interior finish permits shall be obtained before occupancy; 4. If the City determines that church activities sufficiently impact existing traffic, the City shall notify the church and the church shall provide an off-duty police officer during those times when church related traffic needs to be managed; 5. Any expansion of the use beyond the worship service and specific other services noted in the application which may increase traffic flow to the site or cause vehicular circulation or parking issues on or to the site shall require an amendment to the Special Use Permit. 6. Church use of the property may not begin until all permitted construction has been completed, a certificate of occupancy has been issued, and a business license has been granted. 7. If the church use has not commenced within twelve months, or if it becomes inactive for more than sixty days after it becomes operational, then the Special Use approval shall become void. 4 Peachtree Corners City Hall 310 Technology Pkwy NW, Peachtree corners Georgia, 30092 We are the Hispanic Wesleyan Church, Celebremos su Gloria, our congregation belongs to the Wesleyan South Coastal District and it have been working more than 10 years at Norcross City, serving to Lord and community. Our church has grown up, planting two new churches in Conyers and Winder cities. We keep up working with our fellowship, supporting the family unit, given counseling and encouraging small enterprises to keep faith in God. Our purpose is to reach out the Great Commission preaching the Jesus Gospel and inspiring the community to serve another people that need God and need help. So far, we congregate almost one hundred people and our main Worship Service is Sundays at 11 am. Our Sunday school for Adults and Kids is at 10 am. Leaders Meeting takes place every Wednesday at 7:30 pm. Saturdays we have different activities according our schedule. For 2019 we are working with Plus One, a strategy to grow up the congregation, with a vision to impact more families and the community. Recently we sold our property to Norcross City because we don’t have enough space in our facilities. We needed more classrooms and a bigger auditorium for adults and kids. We found a Building located at 3120 Medlock Bridge Road, it fits to our needs, we think it’s a good place because it has more classrooms, offices and bigger space to make our auditorium. The Norcross City has been generous enough allowing us stay in their facility until March 1st, 2019. After this date, we would start to pay a monthly rent to Norcross City, while we get move out. If you need more information, please contact us or visit the web page www.wesleyan.org. Or you can contact our South Coastal District Superintendent Steve Lane through email: office@southcoastal.org. Thanks in advance for your help, Sincerely Pastor Daniel Chavistá Cel. 678-598-1454 danielchavista@hotmail.com Jeff Conkle From: Rick Morrison <richard.morrison@msadigital.com> Sent: Thursday, February 7, 2019 3:01 PM To: Jeff Conkle Cc: Michael Morrison; Bobby Morrison Subject: 3120 Medlock Bridge Road Building A Dear Mr. Conkle My brothers and I own the adjacent property, Building B, from which we operate our businesses. Please see the letter below that I sent to Kevin Darby, who manages our Owner’s Association. Obviously we would prefer that a church not go there for reasons stated below. Thank you for your consideration. Richard Morrison President, MSA, Inc. (423) 756-0334 CHA (770) 248-1156 ATL (865) 470-4846 KNX www.MSAdigital.com https://www.facebook.com/msadigital From: Rick Morrison <richard.morrison@msadigital.com> Sent: Wednesday, February 06, 2019 11:59 AM To: Kevin Darby <kdarby@fmdarby.com> Cc: Michael Morrison <michael.morrison@driventechnologies.com>; Bobby Morrison <bobby.morrison@msadigital.com> Subject: RE: Medlock Commons: Building A Purchase and Owners Meeting Mr. Darby, We have some concerns about the prospect of a church coming into our office park. We are hardly anti‐church as I believe the vast majority of our employees are Christian and churchgoers themselves. Also we understand there is already a Buddhist temple in our development but we have not been made aware of any parking issues caused by them. That said, we believe our office park is no place for a church for many reasons, and we have some objections specific to our own business: 1) The objective of all churches is to draw more and more members and to provide more service to their members. Members and church staff all occupy parking spaces, which are at a premium already. 2) The church currently says they intend to only have Sunday services. This was once true of my own church, but now we offer a wide array of services including a preschool (obviously during business hours) and all manner of youth programs and mid‐week programs, many of them after business hours but just barely. It is very common for our employees to be still working, or return to work after a break for dinner, when staging big projects. 3) From a personal perspective, the nature of our business is such that when we are awarded large projects, our people spend weekends staging the equipment for installation during business hours. That would put us in competition for parking spaces even on Sundays. 4) My company is looking to expand our space anyway, and we would be willing to purchase the property for a reasonable price so as to prevent the church from moving in and to suit our needs that we have been putting off anyway. My brother Michael will be getting with our realtor this afternoon. I would welcome any input from other owners. 1 Richard Morrison President, MSA, Inc. (423) 756-0334 CHA (770) 248-1156 ATL (865) 470-4846 KNX www.MSAdigital.com https://www.facebook.com/msadigital 2 View of the front of Building A  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT 310 Technology Parkway, Peachtree Corners, GA 30092 Tel: 678.691.1200 | www.cityofpeachtreecornersga.com PROPERTY LOCATION MAP Celebremos Su Gloria Church CASE NUMBER: SUP2019-001 PLANNING CITY COUNCIL CITY COUNCIL COMMISSION 1ST READING 2ND READING HEARING DATES: FEB 19, 2018 FEB 26, 2018 MAR 26, 2018 PROPERTY ADDRESS: 3120 Medlock Bridge Road, Building A  SUP2018-009 Wesleyan School  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT DEPARTMENT SPECIAL USE PERMIT ANALYSIS PLANNING COMMISSION DATE: FEBRUARY 19, 2019 CITY COUNCIL DATE: MARCH 26, 2019 CASE NUMBER: SUP2018-009 APPLICATION REQUEST: Private school use LOCATION: 3625 (AKA 3635) and 3645 Spalding Terrace PROPERTY SIZE: 2.91 acres and 1.63 acres (total 4.54 acres) ZONING: R-100 FUTURE DEVELOPMENT MAP: Chattahoochee River Area APPLICANT: Wesleyan School 5405 Spalding Drive Peachtree Corners, GA 30092 CONTACT: Jeff Pettit 678-223-2143 OWNER: Wesleyan School 5405 Spalding Drive Peachtree Corners, GA 30092 RECOMMENDATION: Approval with Conditions PROJECT DATA: The Wesleyan School requests a Special Use Permit on two adjoining parcels to expand its campus sports facilities. The school’s campus extends from Spalding Drive to Peachtree Parkway, just northeast of the intersection of these two roadways. The subject properties are comprised of two residential lots of the Spalding Estates subdivision, zoned R-100 (Single Family Residence District). The lots are currently owned by Wesleyan and are developed with two single-family homes. The parcels are located adjacent to the existing school campus property and also have access to Spalding Terrace, which serves the Spalding Estates subdivision. The site plan indicates that Wesleyan School proposes to expand their athletic facilities by removing the two existing residences on the two properties. The site would be developed with lacrosse and volleyball fields / courts. The applicant’s letter of intent states that access to both new facilities would be from the main campus and existing driveway access from Spalding Terrace would be removed.  SUP2018-009 The need for the expansion is a result of the school’s planned STEM building in the central part of its campus. This building will displace the softball field. In turn, the softball field will be reconstructed on the site of the existing lacrosse field. To replace the loss of the lacrosse field, the school is requesting expansion through this Special Use Permit. The site plan indicates that a generous landscape buffer and privacy fencing would match the existing landscaping and fencing adjacent to Spalding Terrace. The applicants held a community meeting with Spalding Terrace neighbors in December 2018. Concerns raised by neighbors at that meeting included screening buffers, timeframe of construction, and access from Spalding Terrace. Details of the community meeting, neighbor comments, and the school’s response are included in the application packet. ZONING HISTORY: The property has been zoned R-100 (Single-Family Residence District) since 1970. The Wesleyan School was granted a Special Use Permit (SUP-04-091) to allow a tennis facility on a portion of the southern property in December of 2004 by Gwinnett County. In 2012, Peachtree Corners granted two Special Use Permits (SUP2012-001 and SUP2012-002) to allow for expansion of the school athletics use onto formerly-residential properties along Spalding Terrace. Those approvals included conditions, including the following (on both Ordinance O2012-12-72 and O2012-12-73): D. The remaining school-owned, residential properties along Spalding Terrace shall be maintained with single-family homes in order to preserve the residential character of the street. Further, the landscaping along the street fronts for all those properties shall be preserved substantially as it exists and nothing in the use of those properties shall suggest any activity on the premises other than single- family residential. In order to proceed with the current plans, the applicant needs a waiver from this condition. 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. Where the school removes existing staff housing and associated driveways to accommodate new facilities, landscape buffers and fencing will be used in the areas developed to provide an upgrade to the current streetscape/view to adjacent property. Staff’s Comment: While the subject property is located within the Chattahoochee River Area, which mainly supports residential uses, private school uses are permitted in the current zoning district with an approved Special Use Permit. Athletic fields are suitable in they way that they are sited adjacent to the existing school campus and athletic facilities and will not require access on residential Spalding Terrace. 2  SUP2018-009 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 proposed Special Use Permit will not adversely affect the existing use or usability of adjacent or nearby property. Staff’s Comment: With the proposed conditions limiting access to the facilities, impact on Spalding Terrace will be minimal. With the proposed conditions related to fencing and landscaping, the effect on adjacent residences will be mitigated. 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: The property affected by the proposed SUP currently houses staff for the Wesleyan School. In that respect, it has reasonable economic use as currently zoned. The work to be performed under the SUP will make Wesleyan a more desirable school for students to attend increasing the school property’s impact in the City of Peachtree Corners. 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. The proposed changes will eliminate two driveways along Spalding Terrace and will cause less of an impact or burden on the existing streets and infrastructure. Staff’s Comment: Given the limitation of access to the site via the existing campus road network, the impact on streets, transportation facilities, or utilities are unlikely to be excessive or burdensome. There will be no impact on public 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: The use of the property will be similar to the school zoned use of properties in the surrounding area. 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, there are other factors which support approval of the proposed SUP including that the development of the property under the SUP will allow Wesleyan to pursue the eventual construction of a new facility on its campus. The school’s goal is to relocate existing ballfields in order to free up land to allow the school to construct a proposed STEM building. 3  SUP2018-009 Staff’s Comment: The Comprehensive Plan supports institutional uses such as schools and religious facilities in the Suburban Neighborhood Character Area when accessed from primary streets. COMPREHENSIVE PLAN: The 2040 City of Peachtree Corners Character Area Map indicates that the property is located within the Suburban Neighborhood Character Area. Policies for this area encourage single- family residential uses, but also institutional uses such as school and religious facilities when accessed from primary streets. In this case, access will be limited to Peachtree Parkway and Spalding Drive—the existing points of access to the school campus. No access to the facilities will be created on Spalding Terrace. The surrounding area is characterized by a mixture of residential and non-residential uses. West of the subject property are athletic facilities and classroom buildings associated with the Wesleyan School, zoned O-I. Further to the south across Spalding Drive is Norcross High School and similar accessory uses. To the east and north are properties in the Spalding Estates subdivision, zoned R-100. However, the close proximity to the remaining single-family residences creates the potential for conflicts through lighting, traffic and spectator areas. Conditions should be incorporated to address these issues to mitigate any potential negative impacts for remaining residents of Spalding Estates. DEPARTMENT ANALYSIS: The subject property is a 4.5-acre site comprised of two residential lots on Spalding Terrace. The property adjoins R-100 zoning (residential) zoning on the south and east with O-I (Office- Institutional) zoning to the west and OBP (Office-Business Park) zoning to the north. The 2040 Comprehensive Plan indicates that the parcel lies within the Suburban Neighborhood Character Area. This character area encourages single-family residential uses, but also institutional uses such as school and religious facilities when accessed from primary streets. The proposed use conforms to this development guideline. RECOMMENDATION: After review of the applicant’s proposal and other relevant information, it is recommended that SUP2018-009 be approved with the following conditions: 1. The special use permit for Wesleyan School shall be limited to the properties at 3625 Spalding Terrace (AKA 3635 Spalding Terrace) and 3645 Spalding Terrace as shown on the submitted survey; 2. Condition D of O2012-12-72 and O2012-12-73 shall be waived in order to allow the development of athletic fields on the subject properties. 3. Athletic fields shall be the only permitted use on the subject properties; 4  SUP2018-009 4. Required inspections and permits shall be obtained before use begins; 5. There shall be no lighting of the athletic fields at this location; 6. There shall be no vehicular or pedestrian access to the facilities via Spalding Terrace; all access shall be through the existing school campus; 7. There shall be no construction access to the property from Spalding Terrace except to demolish existing homes and remove debris. 8. Landscaping and fencing shall be provided which matches or exceeds that along Spalding Terrace adjacent to the existing soccer fields. A landscape plan shall be submitted to Staff for approval. 5 View of the two homes under consideration for Special Use Permit  CITY OF PEACHTREE CORNERS COMMUNITY DEVELOPMENT 310 Technology Parkway, Peachtree Corners, GA 30092 Tel: 678.691.1200 | www.cityofpeachtreecornersga.com PROPERTY LOCATION MAP Wesleyan School CASE NUMBER: SUP2018-009 PLANNING CITY COUNCIL CITY COUNCIL COMMISSION 1ST READING 2ND READING HEARING DATES: FEB 19, 2018 FEB 26, 2018 MAR 26, 2018 PROPERTY ADDRESS: 3625 (AKA 3635) and 3645 Spalding Terrace