Applicant Name: Parkside Partners, LLC Name of Project: Edison at Eastside Edison at Eastside Executive Summary Location: Site: Zoning: Former Interna

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6 Applicant Name: Parkside Partners, LLC Name of Project: Edison at Eastside Edison at Eastside Executive Summary Location: Site: Zoning: Former International Village Sites Chamblee, Georgia Multiple Parcels in the Eastside of Chamblee Village Commercial Executive Summary: Parkside Partners is pleased to present the following DCI submittal to the City of Chamblee. Edison at Eastside will contain 6 creative loft office buildings totaling 340,000 square feet, creating more than 1,200 new jobs in the city. The project will be seamlessly integrated into Parkside s current adaptive reuse loft office/retail buildings on New Peachtree Road, which include Chinatown Mall. The overall development, branded Eastside Chamblee, will total approximately 500,000 square feet of office and retail space and provide excellent connectivity and walkability to the Mid-City District and Downtown via a proposed pedestrian bridge that will also serve as an extension of the Rail Trail system. Since 2009, Parkside Partners has been the most active commercial developer in Chamblee having completed 8 projects totaling over 400,000 square feet. Parkside s developments have brought more than 70 new companies with over 1,500 employees to Chamblee including Mercy Care, Pattillo, Golder Associates and Hearst Corporation. Based on the success of these projects, Parkside recognizes the opportunity and need to accelerate the development of the properties on the east side of the MARTA tracks. As outlined on the attached master site plan, Eastside Chamblee and specifically Edison at Eastside will incorporate this area into the growth that has occurred in both the Mid-City and Downtown. Formerly known as the International Village, the 30 acre property has been vacant for many years. The site is encumbered by a number of extensive development challenges including use restrictions, height limitations, wetlands and significant infrastructure costs. Parkside s plan is to deliver a creative and interactive loft office campus with buildings ranging from 1 to 3 stories and highly efficient floor plates required by today s office users. Edison at Eastside will provide significant green space, outdoor amenity areas, and walking trails including the proposed extension of the Rail Trail through the project. Parkside firmly believes that the proposed project is the highest and best use for the site, and it has been designed to meet the restrictive requirements of the Runway Protection Zone, the FAA and the Dekalb County Avigation Easement. The site plan contemplates a phased development that will allow Edison at Eastside to be completed as the market demands, assuring the economic viability of the project Mayson Street Atlanta, GA

7 Edison at Eastside is being designed by Wakefield Beasley, an Atlanta based architectural firm that has extensive experience with similar projects in Atlanta and other major cities. Founded in 1980, the firm is a leader in the industry in understanding workplace design trends that inspire high performance work cultures. The end result is beautiful and sustainable buildings that are highly flexible, marketable, and cost effective to develop. Recent projects include Avalon, SunTrust Park and The Battery Atlanta, including Comcast s regional headquarters and the global headquarters for Newell Rubbermaid. In summary, Edison at Eastside will meet the growing demand for Class A office space in Chamblee and is in keeping with the Chamblee Zoning and Land Use Plan. The project will provide much needed connectivity in the underdeveloped east side of the City, and will allow for continued and needed employment growth. By creating over 1,200 new jobs, the project will also add significant value to the numerous multi-family and retail projects that are underway or planned in the City. Edison at Eastside will continue to put the work into Chamblee s vision of live, work, play development and will be a steady and consistent economic driver Mayson Street Atlanta, GA

8 Applicant Name: Parkside Partners, LLC Name of Project: Edison at Eastside Edison at Eastside - PROJECT DATA Location: Site: Zoning: Former International Village Sites Chamblee, Georgia Multiple Parcels in the Eastside of Chamblee Village Commercial Development Summary: 1. Phase 1 a. Multiple Loft Office Buildings b. LEED Certified c. Large glass widows and Concrete Structures to reflect Chamblee s Industrial Heritage d. Planned use: - Business Office - Medical Office - Light Manufacturing - Retail 2. Phase 2 a. Multiple Loft Office Buildings b. LEED Certified c. Large glass widows and Concrete Structures to reflect Chamblee s Industrial Heritage d. Planned use: - Business Office - Medical Office - Light Manufacturing - Retail 3. Parking: a. Heavily Landscaped Surface Parking Lots b. Vehicle Charging Stations c. Potential Structured Parking Decks can be added if the market dictates demand 4. GreenSpace: a. The development will be heavily landscaped and will include connecting trails to the future Rail Trail Extension for tenants. b. Areas for pocket parks will be dedicated along the future Rail Trail c. Areas for public art and sculptures will be dedicated along the future Rail Trail 1427 Mayson Street Atlanta, GA

9 d. Enhancements to the stream buffer areas 5. Streetscape: a. ROW will need to be abandoned throughout the development and adjacent Runway Protection Zone so the building pads can be created. Once the new roadway improvements are constructed, the applicable ROW will be dedicated to Chamblee/DeKalb County. b. Chamblee streetscape requirements for "Primary, Secondary, Local and Feeder Streets" to be provided c. Sidewalks along portions of the development will be built 10 wide to accommodate the Rail Trail expansion throughout the development d. Topographic challenges and Stream Buffer requirements will require the need for retaining walls between the sidewalk and front of public roads and within the development pads throughout the development. 6. Utilities: a. Each building will have separate underground utility connections. b. Power, telephone, cable: Available; c. Water and Sanitary: available through Dekalb County d. Natural Gas: available from AGL through providers. e. Stormwater: See Civil Plans Mayson Street Atlanta, GA

10 Edison at Eastside DCI NARRATIVE RESPONSES Applicant Name: Parkside Partners, LLC Name of Project: Edison at Eastside Location: Site: Zoning: Former International Village Sites Chamblee, Georgia Multiple Parcels in the Eastside of Chamblee Village Commercial LETTER OF INTENT This Letter of Intent provides a project description and justification of how the project complies with the Review and Approval Criteria in Section as follows: a. 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. Much of the area around the Property is zoned VC and includes a variety of uses, such as restaurant, retail, automobile repair. Other adjacent property is zoned Industrial Transitional for HVAC contractors and warehousing, among others. PDK is south of the Property and is zoned A - Airport. The Property s eastern boundary is formed by the Runway Protection Zone and its development is severely restricted by the Avigation Agreement that protects PDK s operations. Parkside proposes to develop the Property with low rise office buildings, which is a permitted use for VC and suitable for the limits of the Avigation Easement. The heights will range from a maximum of three stories to one-story buildings. The taller buildings will be located on the northern end of the Property away from PDK. Parkside intends to follow all City design standards, except for the variations outlined in this application. The mass, placement and exterior architectural treatment will be designed in harmony with the commercial zoning and the limitations imposed by the Avigation Easement. b. 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. As stated above the proposed office buildings have been designed to conform to FAA regulations to protect the aerial approach to the airport. Large tracts of the Property will be preserved due to two streams that bisect the Property. Parkside also proposes surface parking with trees and landscaping to harmonize the development with the protected greenspace. c. Design shall protect scenic views, particularly those of open space, and utilize natural 1427 Mayson Street Atlanta, GA

11 features of the site. Parkside proposes a development that will allow bike and pedestrian traffic to traverse the Property on a future Rail Trail extension, either through the stream buffer areas or the development itself. The Rail Trail will enable a connection between the City and MARTA and the CDC and Buford Highway corridor. d. Design shall protect adjacent properties from negative visual and functional impacts. The buildings will be low-rise office buildings due to the Avigation Easement on the Property. Landscaping along Chamblee Tucker Road, Burke Drive, Chamblee Dunwoody Road, and Catalina Drive will screen the development and parking areas from view from the street rightof-way. e. 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 parcels that make up the Property were acquired by DeKalb County as part of the PDK Airport Noise Abatement Buyout in Structures on the Property were later demolished. As a result, there are currently no structures on the property to be protected. Much of it is being used as a dumping ground. A PUD for the Property was approved in 2004, but nothing was ever constructed, and the PUD has expired. The buildings are designed to be sensitive to the historical character of the immediate area. f. All exterior forms, attached to buildings or not, shall be in conformity with, and secondary to, the building. The buildings have been designed to conform to FAA requirements and respect the historical character of the immediate area. g. The proposed development is suitable in view of the use and development of adjacent and nearby property. The Property cannot take advantage of all the permitted uses allowed in VC. The Property is subject to an Avigation Agreement that severely restricts what can be developed. For example, heights of buildings are limited by FAA regulations and all residential and transient lodging uses are prohibited. Non-residential uses are allowed but measures to reduce noise levels must be incorporated in the design and construction of the structures, which significantly increases the cost of construction. Therefore, many options for development of the Property are either prohibited or infeasible. The proposed office use is suitable in view of the allowable uses and 1427 Mayson Street Atlanta, GA

12 is compatible with the surrounding non-residential uses that include restaurant, retail, automobile repair, building contractors and warehousing. h. The proposed development does not adversely affect the existing use or usability of adjacent or nearby property. Nearby property is zoned VC and IT for a variety of uses, such as restaurant, retail, and automobile repair. Some property adjacent to the Property's eastern edge is also zoned VC, while other adjacent property is zoned IT - Industrial Transitional. The uses on these parcels are also varied, but include automobile repair, building contractors, and warehousing. PDK is south of the Property and is zoned A - Airport. The Property s eastern boundary is formed by the Runway Protection Zone. The proposed development is for compatible uses to adjacent or nearby property and will be built in conformity with the Avigation Easement and will not have any adverse effects. i. 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. Parkside s proposed use will not have an adverse effect on existing utilities and transit infrastructure and no impact to area schools. Any impact the proposal may have on the existing streets providing the Property s ingress and egress will be offset by allowing a trail system through the development to encourage pedestrian and bicycle trips and proximity to MARTA. j. The proposed development is in conformance with the applicable zoning district. The VC District is intended primarily for mixed use development and related uses at a high density. This district provides a location for residences, retail, goods and services and offices with design standards to encourage a pedestrian-friendly traditional urban form, oriented to pedestrians, which will limit the conflicts between vehicles and pedestrians. Parkside proposes to develop the Property with uses at the maximum heights allowed by the Avigation Easement and FAA regulations. k. The proposed development is in conformance with the provisions of the future development plan articulated in the City s Comprehensive Plan. The proposed development conforms to the vision of the International Village land use designation because it helps to fortify and sustain the area as a living and working community for all people and strengthens the local economy by enhancing the appeal of the area with the provision of desirable places to work. The development is also in keeping with key policies of the Comprehensive Plan, such as promoting redevelopment along the Chamblee-Dunwoody Road and Chamblee-Tucker Road corridors and facilitate pedestrian and bicycle traffic between the MARTA station and the IRS/CDC complex on Buford Highway. The development also meets 1427 Mayson Street Atlanta, GA

13 the Comprehensive Plans economic development policies by supporting the retention, expansion and creation of businesses and encouraging private sector redevelopment and accommodating future growth Mayson Street Atlanta, GA

14 Applicant Name: Parkside Partners, LLC Name of Project: Edison at Eastside Edison at Eastside VARIANCE DESCRIPTIONS Location: Site: Zoning: Former International Village Sites Chamblee, Georgia Multiple Parcels in the Eastside of Chamblee Village Commercial The proposed DCI incorporates the following variances from the Chamblee Zoning Ordinance: Parkside submits these variances and waivers in accordance with the concurrent variance process outlined in Section VARIANCES Parkside submits a request for the following variances: 1. Variance from Section 230-6(d) to allow retaining walls in the front or street side yards to be four feet in height, retaining walls located adjacent to a sidewalk along a public street to exceed two feet in height and retaining walls to exceed eight feet in height in interior side and rear yards. 2. Variance from Section (d) to remove the minimum building height of 24 feet near Chamblee Tucker Road. A portion of the building (Eastside 1) shown on the conceptual plan near Chamblee Tucker Road will need to be approximately 20 feet to be under the FAA height requirement. 3. Variance from Section (g) to remove the requirement that a building entrance must face and be visible from a street classified as a boulevard for one building on Chamblee Tucker Road. The building shown on the conceptual plan closest to Chamblee Tucker Road is pushed back from the street to increase the avigation trajectory for planes taking off or approaching PDK. It is also placed away from the street to not have the parking next to the stream buffer and more importantly to allow for the interior office views to overlook the greenspace. 4. Variance Section 250-2(a)(3)(a) and Section 250-2(a)(3)(b) for Parcel A to not use pervious surface for spaces over minimum requirements. 5. Variance from Section 250-2(a)(3)(b) for Parcel B to not use pervious surface for spaces over minimum requirements for not using pervious spaces Mayson Street Atlanta, GA

15 6. Variance from Section 250-2(a)(4) for Parcel D to allow the provision of 311 spaces plus 30 additional on-street spaces for a total of 341 spaces instead of the required. 7. Variance from Section 250-7(a)(1) to allow the Property to have off street surface parking located within the front yard for more than 50% of the area of the front yard. As indicated above, the building shown on the conceptual plan closest to Chamblee Tucker Road is pushed back from the street to increase the avigation trajectory for planes taking off or approaching PDK. It is also placed away from the street to not have the parking next to the stream buffer and more importantly to allow for the interior office views to overlook the greenspace. As a result, the surface parking for the building will be located between the building and the street. 8. Variance from Section requiring dumpsters to be located only in the rear yard. The way the roads and buildings are laid out, some of the buildings do not have rear yards. These would be the buildings shown on the conceptual plan nearest the stream buffers. A variance is requested to allow dumpsters to be used in some of the parking lots. 9. Variance requested from the supplemental zone regulations, Section (a) for all parcels and buildings. The location of the buildings, roadways and access to sidewalks have limited the ability to fully meet the requirements of the supplemental zone. The site will provide adequate area for the public in potential pocked parks and plaza areas that will be located on the site. 10. Variance requested from Section 250-2(a)(3)(b) to allow spaces over the parking count to be impervious. In order to meet the requirements for the entire development, some parcels will have higher parking ratios while others will have less parking. 11. Variance requested from Section 250-7(a)(1) to allow parking spaces to be located in the front yard. The FAA high restrictions limit the locations the building can be located. Because of this, some of the buildings have been located off the road. 12. Waiver requested from Section (a)(7) and Section not provide inter-parcel access to all abutting non-single family residential lots. The extreme grade changes thought the site require the use of retaining walls both proposed and exiting. These limit the areas inter-parcel access can be located. The location of streams and stream buffers also limit the locations the access can be granted. 13. Waiver requested from Sec (a)(5), from the requirement that blocks not exceed 600. Due to the location of the stream buffers, parking requirements, FAA restrictions, we are unable to keep blocks under Variance from Section 230-6(d)(1) retaining wall heights. Due to the extreme grade changes and stream buffers, multiple retaining walls will be required on site Mayson Street Atlanta, GA

16 Parcel A: 9 tall wall between the roadway and parking lot, 8 tall wall between the building and roadway, and 22 tall wall between the building and stream buffer Parcel B: 3 tall between sidewalk and parking lot and 10 tall wall between the road and building Parcel C: 17 tall wall between parking lot and adjacent property Parcel D: 12 tall wall along parking lot along the stream buffer and 6 tall wall between road and building Parkside addresses the variance criteria in Section : a. There are extraordinary and exceptional conditions pertaining to the particular property in question because of its size, shape or topography; There are exceptional grade changes on the property that can be up to 50 feet of elevation change from one building site to the other. FAA height restrictions and the Avigation Agreement is an exceptional condition that limits development on the Property. Although not a topographic issue, it certainly limits the allowable height plane and therefore the allowed height of buildings that can be constructed there. Also, there are two streams on the Property that present developmental challenges. In addition, the eastern boundary is at an angle because it follows the PDK RPZ and adjacent roadways are located such that the ability to tie into these roads safely is limited and affects the location and orientation of the buildings and parking areas. These are extraordinary and exceptional conditions that pertain to this particular property. b. The application of this zoning ordinance to the particular piece of property would create an unnecessary hardship; The Property was rezoned in 2003 and a PUD plan for a mix of non-residential uses was first approved in 2004 but has since expired. The Property has lain vacant and undeveloped. Because of the Avigation Agreement, office uses are one of the few uses that are compatible to the Property s close proximity to the PDK Airport. However, a large portion of the building at the southern end of the Property cannot be 24 feet in height. Also, to disperse the buildings across the Property it is necessary to have some buildings face surface parking lots instead of streets with no parking or drives between the building and the street and to place dumpsters in these parking lots. Accordingly, the application of the zoning ordinance would create unnecessary hardship. c. Such conditions are peculiar to the particular piece of property involved; There are few, if any, properties that share the same characteristics or conditions as this Property Mayson Street Atlanta, GA

17 d. Such conditions are not the result of any actions of the property owner; and The streams, site topography and the Avigation Agreement existed before Parkside became interested in the Property and are not the result of the current property owner. e. Relief, if granted, would not cause substantial detriment to the public good nor impair the purposes or intent of this zoning ordinance. The public will not be harmed by the proposed variances. Parkside s proposal will meet FAA requirements and not interfere with PDK Airport operations. Parkside also proposes to allow bike and pedestrian traffic to traverse the Property on a future Rail Trail, either through the stream buffer areas or through the development. This will enable the Rail Trail to connect the City and MARTA with the CDC and Buford Highway. This enables Parkside to provide an active multi-modal and walkable environment. Parkside also proposes to provide several areas throughout the site for pocket parks along the Rail Trail extension that can be utilized by the tenants and Chamblee residents. If relief is granted, the proposed development will not cause detriment to the public good and will increase the public s quality of life WAIVERS Parkside submits a request for the following waivers: 1. Waiver from Section 350-2(a)(1)(e) to allow driveways and drive aisles between the sidewalk and a building. As indicated above, Parkside proposes to locate the building on the southern end of the Property away from Chamblee Tucker Road to ensure the building meets FAA standards. As a result, the driveway and drive aisle will be located between the building and the street. Parkside addresses the waiver criteria in Section 300-8: Where, because of severe topographical or other conditions peculiar to the site, strict adherence to the provisions of this Title 3 would cause an unnecessary hardship that is not caused by the owner because the waivers are absolutely necessary and would not violate the intent of Title 3. There are exceptional grade changes on the property that can be up to 50 feet of elevation change from one building site to the other. FAA height restrictions and the Avigation Agreement is an exceptional condition that limits development on the Property. Although not a topographic issue, it certainly limits the allowable height plane and therefore the allowed height of buildings that can be constructed there. Also, there are two streams on the Property that present developmental challenges. In addition, the eastern boundary is at an angle because it follows the PDK RPZ and adjacent roadways are located such that the ability to tie into these roads 1427 Mayson Street Atlanta, GA

18 safely is limited and affects the location and orientation of the buildings and parking areas. These are extraordinary and exceptional conditions that pertain to this particular property. As indicated above, Parkside proposes to locate a building on the southern end of the Property away from Chamblee Tucker Road to ensure the building meets FAA standards. As a result, the driveway and drive aisle will be located between the building and the street. Parkside also proposes to allow bike and pedestrian traffic to traverse the Property on a future Rail Trail, either through the stream buffer areas or through the development. In addition, Parkside is also proposing to provide several areas for use as public pocket parks. As a result, Parkside will meet the intent of Title 3, such as by providing for landscaping and detailing of the public domain of parks to promote a pedestrian oriented atmosphere and civic awareness Mayson Street Atlanta, GA

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