PLANNING & DEVELOPMENT DEPARTMENT

of 9 Chamblee Plaza DCI Major Modification Design Review Board Meeting: June 26, 2019 City Council Work Session: July 11, 2019 (Public Hearing) City Council Regular Meeting: July 16, 2019

PLANNING & DEVELOPMENT DEPARTMENT

Meeting Date: July 11, 2019

Item #: PZ2019-490

STAFF REPORT – CHAMBLEE PLAZA – DCI MAJOR MODIFICATION

Project Name: Chamblee Plaza DCI Major Modification

Applicant: Vince Riggio

Owner: Decide DeKalb Development Authority/Trinity Development

Proposed Development: Modify conditions of approval of a Development of Community Impact (DCI) for renovations and building additions to a shopping center

Requests: Major Modification of a DCI

Site Address: 5544 Peachtree Boulevard

Parcel Number: 18-308-05-008

Staff Recommendation: Approval with conditions


Current Zoning: Village Commercial (VC). This district is primarily intended:

For mixed-use development and related uses at a higher density;

To provide a location for residences, retail, goods, services and offices to satisfy the common and frequent needs of the City's commercial core and greater Chamblee area; and

To include design standards and design parameters that encourage a pedestrian-friendly traditional urban form, oriented to pedestrians, which limits the conflicts between vehicles and pedestrians.

Applicable UDO Standards:

Peachtree Boulevard Ivy Lane

Minimum sidewalk width 10’ 5’

Minimum landscape strip width 10’ 5’

Street tree location/spacing 40’ on center, between sidewalk and street

40’ on center, between sidewalk and street

Pedestrian light location/spacing 80’ on center, between sidewalk and street

80’ on center, between sidewalk and street

Current Use: Shopping center

Surrounding Land Uses: North – NR-1: single-family detached residential; NC-1: offices South – VC: commercial uses East – VC: commercial uses West – VC: commercial uses

Future Development Map: The property is in the Central Gateway character area of the Future Development Map in the Comprehensive Plan. The vision of the character area is, “As visitors pass through Chamblee along Peachtree Boulevard, they will have a clear sense of arrival at a unique and inviting destination that they will identify with the greater Chamblee community. This will be an area that draws attention to the City Center, and yet also serves the local service needs of the surrounding neighborhoods.”

Site Description: The 17.6-acre site is developed with approximately 176,000 square feet of commercial space with a large surface parking lot. The property fronts Ivy Lane, Longview Drive, and Peachtree Boulevard. Except for a portion of the frontage where there is only a dirt path, there is a 4’-wide sidewalk behind a 2’-wide landscape strip adjacent to Peachtree Boulevard. There is a sidewalk along Ivy Lane from the south corner of the building that extends to Chamblee


Dunwoody Road. There are no pedestrian street lights along any of the frontages, but there are some overhead street lights affixed to power poles on Peachtree Boulevard and Longview Drive. There are mature trees and two MARTA bus stop shelters in the right-of-way along Peachtree Boulevard. Stormwater currently runs toward drainage structures near these trees from the parking lot.

Peachtree Boulevard is a state route and Georgia Department of Transportation (GDOT) right-of-way, and any development activities affecting the right-of-way will require GDOT approval.

History of the Property According to tax records, the site was developed in 1959 as a strip mall. The DeKalb Development Authority acquired it in 2012, and in 2015 the City denied a Planned Unit Development (PUD) application, 2015PUD-03, for mixed-use development on the site. In September 2016, the City rezoned the property from Corridor Commercial (CC) to VC. By 2018, the owner added landscape islands and pedestrian paths while topping and restriping the parking lot, upgraded facades, and built out suites for Crunch Fitness and Ace Hardware.

In February 2019, the City approved a DCI, PZ2019-392, and multiple variances for the renovation and expansion of several commercial suites. Conditions of approval included, but are not limited to, the following:

“Applicant shall install the required streetscape along the property frontage on Peachtree Blvd in accordance with the UDO from Ivy Lane to the second driveway entrance from Longview Drive into the gas station”

“Applicant shall install the required streetscape along the property frontage on Ivy Ln and make access management improvements including potential elimination and consolidation of curb cuts per review and approval of the Planning and Development Director.”

Although the proposal did not exceed the 40% redevelopment threshold that would have triggered required streetscape installation, new elements must meet the requirements of the UDO. Building permits for the renovation and expansion project have since been issued.

Description of Proposed Project: The applicant is proposing to amend the conditions of approval of the previously approved DCI to build the streetscape in a way that does not meet UDO requirements. Proposed deviations from the UDO are as follows:

The applicant has proposed shrubs rather than the required street trees in the minimum 10-foot-wide landscape strip between the sidewalk and the Peachtree Boulevard and in parts of the minimum 5-foot-wide landscape strip between the sidewalk and Ivy Lane.

The proposed shrubs and pedestrian lights between the sidewalk and street are subject to GDOT approval. GDOT is likely to require the pedestrian lights and potentially the


shrubs to move at least 14’ from the edge of a travel lane, placing them behind the proposed sidewalk and leaving less buffering from passing traffic.

Rather than planting new trees between the sidewalk and street, the applicant has proposed keeping the existing trees along Peachtree Boulevard. In addition to being located behind the sidewalk, approximately two to three additional trees would be needed to meet spacing requirements.

The required 5-foot-wide landscape strip along Ivy Lane tapers to a narrower width near the northern rear corner of the building.

The entire DCI project includes renovations to the interior and exterior of five tenant spaces and the construction of approximately 9,000 square feet of building additions on the rear of the property.

The applicant is not requesting any new variances concurrent with this Major Modification.

DCI Review and Approval Criteria (Sec. 280-23): 1. Design shall be in harmony with the general character of the neighborhood and surrounding area, considering factors such as mass, placement, height, changing land use patterns, and consistency of exterior architectural treatment, especially in areas of historic and special design interest.

The proposed modification could affect the development’s impact on the general character of

the surrounding area, as changing land use patterns in the area call for an emphasis on

walkability, which could be diminished by the proposed modification.

2. Design components shall be planned such that they are physically and aesthetically related and coordinated with other elements of the project and surrounding environment to ensure visual continuity of design.

The proposed modification would have minimal impact on the aesthetic coordination of project

elements.

3. Design shall protect scenic views, particularly those of open space, and utilize natural features of the site. The proposed modification would not impact any scenic views. It would utilize the existing mature trees, rather than new street trees, for shade and aesthetics.

4. Design shall protect adjacent properties from negative visual and functional impacts.

The proposal to maintain the existing trees along Peachtree Boulevard would protect adjacent

properties from negative visual impacts. However, the proposed modification would result in

negative functional impacts by allowing the sidewalk along Peachtree Boulevard to be

constructed without sufficient buffering from high-speed traffic, leading to reduced pedestrian

comfort and diminished walkability. While the presence of underground utilities makes installing


a UDO-compliant streetscape along Ivy Lane a significant hardship, moving the sidewalk along

Peachtree Boulevard behind the existing trees would mitigate negative functional impacts.

5. Design shall respect the historical character of the immediate area as integral parts of

community life in the City and shall protect and preserve structures and spaces which provide

a significant link within these areas.

The proposed modification would not have any impact on the historical character of the area.

6. All exterior forms, attached to buildings or not, shall be in conformity with, and secondary to, the building. All exterior forms, attached to buildings or not, are in conformity with the building.

7. The proposed development is suitable in view of the use and development of adjacent and nearby property. The proposed modification would not have any significant impact on the use and development of adjacent and nearby property.

8. The proposed development does not adversely affect the existing use or usability of adjacent or nearby property. The elimination of the requirement for adequate buffering between the sidewalk and Peachtree Boulevard would adversely affect the usability of nearby properties by reducing walkability along Peachtree Boulevard and the area as a whole.

The lower-speed traffic along Ivy Lane reduces the amount of buffering needed between the sidewalk and street to maintain a walkable environment.

9. The proposed development does not result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools. The proposed modification does not impact the proposed uses of the project.

10. The proposed development is in conformance with the applicable zoning district. One of the stated purposes of the VC district is to “encourage a pedestrian-friendly traditional urban form, oriented to pedestrians, which limits the conflicts between vehicles and pedestrians.” The elimination of street trees and potentially street lights between the sidewalk and the street is not in conformance with this purpose. While installing a UDO-compliant landscape strip along Ivy Lane presents significant hardships due to the presence of underground utilities, the sidewalk location could be moved behind the existing trees along Peachtree Boulevard to provide adequate buffering.

11. The proposed development is in conformance with the provisions of the future development plan articulated in the City’s Comprehensive Plan. The Comprehensive Plan includes the following Key Policies and Implementation Measures for the Central Gateway character area:


Construct streetscape improvements to Chamblee Dunwoody Road, Peachtree Boulevard, along with gateway features at the intersection of Broad Street and Peachtree Boulevard.

Support the redevelopment of Chamblee Plaza as a signature mixed-used development.

Improve pedestrian connectivity to and from Chamblee High School.

Allow the continued use and adaptive reuse of older industrial buildings outside the viewshed of the corridor within the requirements of the IT zoning district.

While the DCI as a whole is in conformance with these provisions, the modification as proposed

along Peachtree Boulevard is not. While full compliance with UDO streetscape requirements

along Ivy Lane is not necessary to improve pedestrian connectivity and walkability, the proposed

location of street trees (and likely relocation of street lights by GDOT) behind the sidewalk is less

than ideal for walkability. Sufficient space exists along Peachtree Boulevard to install a sidewalk

of sufficient size behind the existing trees.

Staff Recommendation: Based on the analysis of this application, using the standards and criteria found in Chapter 280 of the UDO, Staff recommends APPROVAL of the Major Modification application PZ2018-490 subject to the following conditions of approval. Conditions are based on previously approved conditions from DCI PZ2019-392, with deletions and additions.

1. The development shall be constructed in substantial conformity with EXHIBIT A: DCI Plan Book for Chamblee Plaza, dated received January 15, 2019, with revisions required by conditions of approval as reviewed and approved by the Planning & Development Director.

2. Applicant shall install the required streetscape along the property frontage on Longview Drive in accordance with the UDO prior to any further development not approved as part of this current DCI application.

3. Applicant shall install the required streetscape along the property frontage on Peachtree Blvd in accordance with the UDO from Ivy Lane to the second driveway entrance from Longview Drive into the gas station. Existing trees may be utilized as street trees and shall be supplemented with new trees as needed to meet minimum spacing requirements. New trees shall be planted in locations that will provide shade to the sidewalk as feasible while providing a minimum 10-foot setback from any underground storm sewer, sanitary sewer, or water line.

4. Applicant shall install the required streetscape along the property frontage on Ivy Ln and make access management improvements including potential elimination and consolidation of curb cuts in substantial conformity with the plans received by the Planning and Development Department on May 31, 2019, per review and approval of the Planning and Development Director.


5. Applicant shall install sidewalk paving materials across all curb cuts where there is a sidewalk crossing, and install appropriate striping.

6. The site shall be brought into compliance with the City’s Stormwater Management Regulations according to the UDO, prior to any further development not part of this current DCI application. Additional water quality devices shall be installed per review and approval of the Planning and Development Director, prior to issuance of the Certificate of Occupancy.

7. Parking spaces shall be prohibited from being striped within the 40-ft zoning buffer (where the property abuts lots zoned NR-1).

8. The area abutting the NR-1-zoned properties behind suites 15, 16, 19, 20, and 21 shall be brought into compliance with the Zoning Buffer standards in the UDO with revisions needed to assure adequate spaces for loading and unloading per review and approval of the Planning and Development Director.

9. All existing exterior lighting fixtures located in the rear of the site, behind the buildings, including those mounted on the buildings themselves, shall be brought into compliance with the Outdoor Lighting Ordinance.

10. Land Development Plans for all streetscape and improvements shall be submitted prior to issuance of any building permits and improvements shall be completed, or a performance bond shall be provided prior to the issuance of a Certificate of Occupancy.

11. The applicant shall work on the design of ingress/egress at the entrance located at Peachtree Blvd and Broad St.

Design Review Board Recommendation: At its June 26, 2019 meeting, the Design Review Board made the following recommendations:

1. New trees shall be placed in line with existing magnolias along Peachtree Boulevard. 2. New trees shall be complementary species to existing magnolias. 3. The applicant shall install lighting to illuminate Ivy Lane’s sidewalk to the greatest extent

practical. 4. The applicant shall study stormwater drainage at the entry drive to the north of Broad

Street.


Staff-recommended sidewalk location

Current and proposed sidewalk locations


Stormwater infrastructure and utility pole between trees and parking lot

Attachments:

Attachment 1 – Streetscape Plans, dated received May 31, 2019 Attachment 2 – Application and architectural plans Attachment 3 – Maps Attachment 4 – PZ2019-392 DCI Action Letter

PLANNING & DEVELOPMENT DEPARTMENT

Documents

Transcript of PLANNING & DEVELOPMENT DEPARTMENT