CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 Cty Of Alpharetta FOR OFFCE USE ONLY Case #: Publc Hearng Applcaton Q Fee Pad ntal: Communty Development Department 2 Park Plaza m ALPHARETTA, GA 30009 1. Ths page should be the frst page n each of your completed applcaton packets. 2. f s preferred that all responses be typed. llegble applcatons wll not be accepted. 3. Pror to sgnng and submttng your applcaton, please check all nformaton suppled on the followng pages to ensure that all responses are complete and accurate. ncomplete applcatons wll not be accepted. 4. Payment of all applcable fees must be made at the tme of applcaton. Payment may be made va cash, credt card (Amercan Express, Master Card or Vsa), or check made payable to "Cty of Alpharetta." 5. Applcatons wll be accepted only on the desgnated submttal dates between the hours of 8:30 AM and 3:30 PM. 6. f you have any questons regardng ths form, please contact the Communty Development Department by callng 678-297-6070. Contact nformaton: Contact Name: Greenstone Parkway 400, LLLP co Jll Arnold Telephone: 404-665-1243 Address: 1230 Peachtree St. NE Sute: 1200 Cty Atlanta State: GA Zp: 30309 Fax: Moble Tel: Emal: jarnold@pftlegal.com Subject Property nformaton: Address: Amber Park Drve; (Parcel Ds: 12 284008030343, 12 284008030350, & 12 284008040250) Current Zonng: O-l Dstrct: 1 Secton: 2 Land Lot: 804 Parcel D: see "Address" Proposed Zonng: C-2 Current Use: Vacant Ths Applcaton For (Check Al That Apply): [Xj Condtonal Use [Xj Rezonng X Varance [Xj Master Plan Amendment Master Plan Revew Publc blearng [X Comprehensve Plan Amendment Other (Specfyj:
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 Applcant Request And ntent What s the proposed use(s) of the property? Please see attached. Applcant's Request (Please temze the proposal): Please see attached. Applcant's ntent (Please descrbe what the proposal would facltatej: Please see attached.
How wll ths proposal be compatble wth surroundng propertes? Please see attached. How wll ths proposal affect the use and value of the surroundng propertes? CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 On a separate sheet or sheets, please provde any nformaton or evdence that supports your request and the statements that you have provded n ths applcaton. Please see attached. Are there exstng or changng condtons whch affect the development of the property and support the proposed request? Please see attached. How s the proposal consstent wth the Alpharetta Comprehensve Plan; partcularly the Future Land Use Map? Please see attached. What would be the mpact to schools and utltes f the proposal were approved? Please see attached. What would be the ncrease to populaton and traffc f the proposal were approved? Please see attached. Can the property be developed for a reasonable economc use as currently zoned? Please explan why or why not. Please see attached. Alpharetta Plannng Commsson Revew Crtera
Please respond to the followng ONLY f you are applyng for a zonng varance. Are there extraordnary and exceptonal condtons pertanng to the subject property because of ts sze, shape, or topography? Please descrbe them. Please see attached. CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 On a separate sheet or sheets, please provde any nformaton or evdence that supports your request and the statements that you have provded n ths applcaton. Please see attached. Would relef, f granted, cause substantal detrment to the publc good or mpar the purpose and ntent of the Zonng Code? Please defend your response. Please see attached. Are there condtons that are pecular to the subject property? Please descrbe them n detal. Please see attached. Would the applcaton of the Zonng Code standards as they relate to the subject property create an unnecessary hardshp? Please explan. Board Of Zonng Appeals Revew Crtera
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 Property Owner Authorzaton Property Owner nformaton: Contact Name: Greenstone Parkway 400, LLLP Telephone: Address: 3301 Wndy Rdge Parkway Sute: 320 Cty Atlanta State: GA Zp: 30339 Authorzaton: do solemnly swear and attest, subject to crmnal penaltes for false swearng, that am the legal owner, as reflected n the records of Fulton County, Georga, of the property dentfed below, whch s the subject of the attached Applcaton for Publc Hearng before the Cty of Alpharetta, Georga. As the legal owner of record of the subject property, hereby authorze the ndvdual named below to act as the applcant n the pursut of the Applcaton for Publc Hearng n request of the tems ndcated below. Annexaton Specal Use X Rezonng [Xl Condtonal Use [Xl Varance fj^l Master Plan X[ Land Use Applcaton Other dentfy Authorzed Applcant: Name of Authorzed Applcant: Greenstone Parkway 400 LLLP co Jll Arnold Telephone: 404-665-1243 Address: 1230 Peachtree St. NE Sute: 1200 Cty Atlanta State: GA Zp: 30309 So Sworn and Attested: Owner Sgnature: Date: f*y r37 Notary: Notary Sgnature: 3~ notary x+% = My Comm. Expres % f May 29, 2021 %\rubl?p Date:
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CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 Deed Book 45B 8 Pg, &S3 EXHBT A LEGAL DESCRPTON All that tract or parcel of land lyng and beng, n Land Lot 804 of the 1" Dstrct, 2cd Secton of. Fulton County, Georga, and beng more partcularly descrbed as follows: Begnnng at an ron pn found (14" re-rod) at the ntersecton of land comer common to Land Lots 800, 801, 804 and 805, sad pont beng the PONT OF BEGNNNG thence, North 00 08'58" West, a dstance of 1 17.71 feet to a pont; thence. South 89oS.6.'40w East, a dstance of 470.77 feet to a pont; thence. South 00 0j'20" West, a dstance of 120.60 feet to a pont; : thence, North 89 35'34n West, a dstance of 470.36 feet to the PONT OF BEGNNNG. Contanng 56,069 square feet or 1.287 acres, more or less. US2O00 10321033.2 PAGE 1 OF 2
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CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 Letter of ntent and mpact Analyss Cty of Alpharetta Master Plan Amendment Comprehensve Land Use Plan Amendment Rezonng Condtonal Use Varance Applcant: Greenstone Parkway 400, LLLP co G. Douglas Dllard Property: +- 16.64 acres at Amber Park Drve and Northwnds Parkway Parcel D 12 284008030343 Parcel D 12 284008030350 Parcel D 12 284008040250 Alpharetta, GA 30009 Submtted for Applcant by: G. Douglas Dllard Jll S. Arnold R. Baxter Russell PURSLEY FRESE TORGRMSON 1230 Peachtree Street, Sute 1200 Atlanta, Georga 30309 (404) 665-1243 jamold@pftlegal.com 00101516;!
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44. NTRODUCTON The subject property s approxmately 16.64 acres of land located on Amber Park Drve, between Kmball Brdge Road and Northwnds Parkway ("Property"). The Property conssts of three (3) separate parcels, ncludng Parcel D 12 284008030343, Parcel D 12 284008030350, and Parcel D 12 284008040250. The Property s currently zoned O- (Offce nsttutonal) and s part of the Parkway 400 Master Plan, Pod C. Despte an extensve mx of uses and sgnfcant development n the surroundng area, the Property remans undeveloped. The Applcant, Greenstone Parkway 400, LLLP ("Applcant"), seeks to construct a mxed-use development on the Property, ncludng: (1) a resdental buldng wth 325 Class A "For Rent" dwellngs and 18,000 square feet of support offceretal (ncludng a neghborhood grocery store); (2) two offce buldngs each contanng 225,000 square feet of offce space; (3) a 10,000 square foot Varety Playhouse Theatre; (4) a freestandng, 6,000 square-foot retal buldngrestaurant, and (5) ancllary retal and restaurant uses. The luxury apartments wll nclude a swmmng pool, ftness center, busness center, dog wash, clubroom and pet park for resdents. The Property s already cleared and graded, and utltes have been nstalled. The Applcant requests the followng to develop the proposed mxed use project: (1) an amendment to the Cty's Comprehensve Land Use Plan ("CLUP") to change the Property's land use desgnaton from Corporate Offce to Commercal; (2) a Rezonng of the Property from O- to C-2; (3) an amendment to the Parkway 400 Master Plan to reflect the proposed zonng and development changes; (4) a Condtonal Use Permt for the "For Rent" resdental dwellngs; (5) a varance to ncrease the allowable heght of buldngs n the C-2 zonng dstrct up to 8 stores125 feet on the Property (note, the exstng heght enttlement on the Property s 8 stores125 feet); (6) mantan the exstng varance to reduce the rear yard transtonal buffer (neghborhood compatblty buffer) from 50 feet to 10 feet; (7) a varance to reduce requred parkng for the "For Rent" dwellngs, as shown on the enclosed ste plan; (8) a varance to reduce requred parkng for the offce buldngs, as shown n the enclosed ste plan; (9) a varance to UDC, Secton 2.5.2 to reduce the number of bcycle parkng spaces; and (10) a varance to UDC, Secton 2.5.7 to reduce the number of electrc vehcle chargng statons. The Applcant's project s consstent wth the vson for Alpharetta's future development along the Old Mlton Corrdor. The requested land use pettons wll allow the Applcant to buld a hgh-qualty mxed-use project that wll complement surroundng land uses n terms of use, desgn, and aesthetcs. The proposed project wll further the Cty's land use goals for the Old Mlton Corrdor by provdng a well-desgned communty wthn the AvalonOld Mlton Development Node, complete wth a mxture of uses that ncludes commercal, offce, and medum densty resdental development.1 The project wll help the Cty accomplsh ts concrete plannng objectves through the project's emphass on pedestran connectvty and the provson of addtonal housng optons wthn the Cty.2 1 (See 2035 Comprehensve Plan, p. 46-47, 77). 2 (See 2035 Comprehensve Plan, p. 46). 00101516;! 1
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44. PROJECT NFORMATON The Property s currently enttled for 630,000 square feet of offce n 3 buldngs up to 8 stores or 125 feet n heght. Table 1.0 below compares exstng enttlements and the proposed mxed use project. Under these exstng offce enttlements, the Property has remaned vacant and undeveloped for many years. Wth ths project, the Applcant seeks to transform the Property from a dense, offce-only park nto a mxed-use development wth offces, retal, restaurants, and luxury apartments. To facltate ths development, the Applcant proposes to convert a porton of the current offce densty to "For Rent" resdental dwellngs. Ths proposed mx of resdental and non-resdental uses conforms to modern development trends and perspectves, as demonstrated by the sgnfcant development and transton n the area n recent years. n today's market, successful offce developments requre a mxed-use envronment wth walkable amentes. Avalon s a perfect example of the success of mxng resdental, offce, and retal uses. Most often, restaurants and ancllary retal are attached to or wthn close walkng dstance to the offces themselves. These developments requre a resdental component n order to supplement the daytme traffc assocated wth the offces by creatng nghttme traffc for the restaurants and retal. n lght of these development trends, the Applcant now seeks to develop a mxed-use project that encourages full use of the Property, through daytme offce use, nghttme resdental use, and correspondng restaurant, retal, and the musc venue uses. The Applcant has carefully desgned the ste to provde a central drve and central pedestran plaza where people can gather, dne, and shop before or after a concert at the Varety Theatre, after work, or on a lunch break. Ths central plaza wll be a focal pont of the project. Table 1.0 Use Applcant's Proposal Current Enttlements Offce 450,000 SF (up to 10% 630,000 SF (up to 10% retal retalrestaurant attached to offces) attached to offces) 2 buldngs, 2 parkng structures (shared parkng wth non-offce uses) 3 buldngs, 3 parkng structures (two of whch are connected) 8 stores125 feet 8 stores125 feet Resdental 325 "For Rent" Dwellngs, n an 8- story resdental buldng; 1BR (approxmately 65%) and 2BR (approxmately 35%) None. Musc Venue 10,000 SF None. RetalRestaurant 6,000 SF (free-standng) Up to 10% ancllary retal 00101516;! 2
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44. MPACT ANALYSS The Applcant's proposed project fully satsfes the crtera set forth n the Cty's Code. these reasons, the Applcant respectfully requests ts applcaton be granted as submtted. For A. CLUP Amendment to Change the Land Use from Corporate Offce to Commercal Secton 4.1.3. The Applcant satsfes all of the crtera for a CLUP amendment as set forth n the UDC, 1) The extent to whch a change n the economy, land use or development opportuntes of the area has occurred. The area surroundng the Property has experenced sgnfcant development and transton over the last decade. Over the last ten years, Avalon, Lberty Park, and the redevelopment of downtown Alpharetta have created a strong demand for mxed use redevelopment along wthn the Old Mlton Corrdor. The Property s currently desgnated as Corporate Offce and s located wthn the Old Mlton Corrdor. Ths restrctve desgnaton s no longer approprate for the Property n lght of the mxed use desgnatons and developments along Old Mlton Parkway. The proposed 450,000 square feet of offce wthn the mxed use project accomplshes the Cty's goals of offce development on ths property, but balances the offce densty wth a complementary mx of uses called for n the Old Mlton Corrdor. The Applcant's proposed mx of uses on the ste reflects what today's offce tenants desre walkable amentes n a mxed use envronment. 2) The extent to whch the proposed desgnaton s n complance wth the goals and polces of the Plan. The proposed CLUP amendment to Commercal comples wth the polces of the CLUP. The Old Mlton corrdor s desgnated as a commercal and offce corrdor, wth opportuntes for addtonal mxed use, commercal, offce, and medum to hgh densty resdental development (CLUP, p.46-47). Further, the proposed CLUP amendment algns wth the goals and strateges for future development n Alpharetta, by allowng Applcant's mxed-used project to promote pedestran-orented, mxed-use development along a hghway corrdor that supports the creaton of employment centers and communty-based open space (CLUP, p. 13-15). Moreover, ths Property's proxmty to Georga 400, Old Mlton Parkway, Northwnds Parkway and ts locaton wthn the Ter 2 Development Node makes t deal for more ntense resdental and non-resdental development. Propertes wthn the Ter 2 Development Node are slated for more ntense development relatve propertes outsde of these nodes. By concentratng densty wthn desgnated development nodes near major transportaton nfrastructure, the Cty s able to accommodate addtonal growth wthout puttng pressure or stran on low-densty, establshed neghborhoods wthn the Cty. That s, by drectng growth to dentfed nodes where densty s approprate, the Cty can contnue to attract new resdents whle preservng establshed, sngle-famly 00101516;! 3
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 neghborhoods. Moreover, the mx of resdental and non-resdental uses means that people have the opportunty to lve close to where they work (and not be so dependent on an automoble to commute). 3) The extent to whch the proposed desgnaton would requre changes n the provson of publc facltes and servces. The proposed CLUP amendment to Commercal would not requre any changes to publc facltes. Publc servces and publc facltes, ncludng water and sewer, are currently avalable for the Property and suffcent to accommodate the proposed land use desgnaton. The Applcant wll work wth the Cty f nfrastructure upgrades are determned to be necessary. 4) The extent to whch the proposed desgnaton would mpact the publc health, safety, and welfare. The proposed CLUP amendment would promote the publc health, safety, morals, and welfare as t would add a varety of uses envsoned for the Old Mlton Corrdor n the Comprehensve Plan. The proposed project wll also complement surroundng land uses by provdng opportuntes for new and exstng resdents to lve, work, and play. 5) The extent to whch addtonal land area s needed to be developed for a specfc type of use. The CLUP encourages the creaton of addtonal land use opportuntes along the Old Mlton corrdor for mxed-use, commercal, offce, and medum to hgh densty resdental developments. (CLUP p. 46). The Applcant's project ncludes young professonal housng, offces, accessory retal, a neghborhood grocery store, a theatre, and a large communty greenspace. The Applcant requres no addtonal land n order to develop the Property as proposed, and requests ths CLUP amendment n order to accomplsh these development objectves. 6) The extent to whch area demographcs or projectons are not occurrng as projected. As demonstrated by the CLUP, Old Mlton Parkway has developed as a predomnantly mxed-use corrdor, makng t approprate for a mxture of commercal and offces uses n harmony wth hgher-densty resdental. The proposed CLUP amendment to Commercal would allow ths pattern of mxed-use to floursh. The Property has been zoned for sgnfcant offce densty for several years and has remaned vacant. 00101516;! 4
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 B. Rezonng Request from O- to C-2 The Applcant satsfes all of the crtera for rezonng as set forth n the Alpharetta Unfed Development Code ("UDC"), Secton 4.2.3 and the Alpharetta Publc Hearng Applcaton Form. 1) How wll ths proposal be compatble wth surroundng propertes? The proposed rezonng to C-2 s compatble wth surroundng propertes, whch are zoned O-, C-2, MU, R-12, R-8AD, AG, CUP, and SU, and wll postvely mpact the surroundng communty. Recent development n the area and the polces establshed by the CLUP render the exstng O- (Offce-nsttutonal) zonng unsutable and nconsstent wth the surroundng area, whch has been redeveloped prmarly for mxed use projects. The addton of resdental nto ths area wll promote a more vbrant mx of uses and provde a greater varety of housng optons wthn the Cty. The property's proxmty to Hghway 400, Avalon, and the new Alpha Loop tral make t deally stuated for the proposed mxed use project. 2) How wll ths proposal affect the use and value of the surroundng propertes? The proposed rezonng to C-2 wll have no adverse mpact on the use or value of surroundng propertes. On the contrary, the proposed offce, resdental, commercal, theatre and open space uses wll complement and enhance the value of surroundng uses. 3) Can the property be developed for a reasonable economc use as currently zoned? The Property has no reasonable economc use as currently zoned. The current O- zonng s no longer consstent wth development patterns n the surroundng area and along the Old Mlton corrdor, whch are predomnantly mxed-use n character. The property has been zoned for sgnfcant offce densty for years and remans vacant and undeveloped. 4) What would be the ncrease to populaton and traffc f the proposal were approved? The proposed development wll have a nomnal mpact upon the populaton and traffc n the area. Any ncrease n populaton as a result of the resdental apartments s consstent wth resdental development n the surroundng area. Approxmately 65% of the 325 "For Rent" dwellng unts are desgned as one bedroom unts, theren substantally lmtng the number of overall resdents, ncludng chldren. The remanng apartment unts wll be 2-bedroom unts. There are no 3-bedroom unts proposed. Wth regard to traffc, the Applcant has submtted a trp generaton report wth the applcaton. The number of peak AM trps actually decreases wth the Applcant's proposed converson of offce densty to resdental densty. Addtonally, the Cty's current nfrastructure s equpped to provde adequate access and handle any traffc 00101516;! 5
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 assocated wth the proposed mxed-use development. The Applcant wll work wth the Cty f nfrastructure upgrades are determned to be necessary. 5) What would be the mpact to schools and utltes f the proposal were approved? Although a nomnal amount of students may be generated by the resdental apartments n the mxed-use vllage, the prmary demographc targeted for the "For Rent" dwellngs are young professonals and empty-nesters, hence the fact that there are no 3 -bedroom unts proposed. Because the target market s prmarly young professons wthout dependents or empty nesters lookng for a low-mantenance alternatve to a sngle-famly home, the Applcant antcpates lttle, f any, mpact on schools. As a pont of comparson, we understand the apartments at Avalon have only 3 school-age chldren. Publc servces and publc facltes, ncludng water and sewer, are currently avalable for the Property and are suffcent to accommodate the proposed development. Whle the Applcant s not aware of any burden on publc servces or publc facltes related to the proposed development, the Applcant s wllng to address any ssues that may arse wth the Cty and approprate servce provders. 6) How s the proposal consstent wth the Alpharetta Comprehensve Plan; partcularly the Future Land Use Map? Currently, the Alpharetta CLUP and Future Land Use Map desgnate the Property as Corporate Offce wthn the Old Mlton Corrdor. The Applcant s requestng to amend the comprehensve plan desgnaton for the Property to support the C-2 zonng classfcaton. The proposed C-2 zonng classfcaton s consstent wth the requested Commercal land use desgnaton. Although the Applcant seeks to change the land use desgnaton, the proposed 450,000 square feet of offce wthn the mxed use project accomplshes the Cty's goal of seeng addtonal offce development wthn ths corrdor and hgher-densty node. 7) Are there exstng or changng condtons whch affect the development of the property and support the proposed request? Changed and changng condtons n the area support the proposed rezonng and mxeduse project. The Old Mlton corrdor s transtonng from an area of prmarly lowdensty resdental development to hgher-densty, mxed-use development and s envsoned as one of the gateways nto Alpharetta. The proposed rezonng wll facltate ths transton and the vson for the area contaned n the CLUP. Ths request s consstent wth the land use polces and desgn standards establshed n the CLUP. 00101516;! 6
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 C. Master Plan Amendment Request The Applcant respectfully requests an amendment to ts Master Plan, to modfy the plan as currently mposed upon the Property. The Master Plan was approved on March 23, 1998 wth 462,000 square feet of offce allowed at a densty of 14,000 square feet per acre. n 2013, the Cty approved a master plan amendment whch ncreased the permtted offce densty to 630,000 square feet at 8 stores or 125 feet on the Property. The Applcant now seeks to amend the Master Plan as t apples to the Property to reflect the proposed mxed use development: (1) a resdental buldng wth 325 Class A "For Rent" dwellngs and 18,000 square feet of support offceretal uses (wth a neghborhood grocery), (2) two offce buldngs each contanng 225,000 square feet of offce space, (3) a 10,000 square foot Varety Playhouse Theatre, (4) a stand-alone 6,000 square foot retalrestaurant buldng, and (4) ancllary retal and restaurant uses. D. Condtonal Use Request for Dwellng, 'For-Rent' Use n a C-2 Dstrct The Applcant satsfes all of the crtera for a condtonal use as set forth n the Alpharetta Unfed Development Code ("UDC"), Secton 4.2.3(B) and 2.2(a). A condtonal use otherwse permtted wthn a zonng dstrct shall be consdered to be compatble wth other uses permtted n the dstrct, provded that due consderaton s gven to the followng objectve crtera at a publc hearng and satsfactory provsons or arrangements are made for: 1) Access nto and out of the property wth regard to traffc and pedestran safety, volume of traffc flow, and emergency vehcles, as well as the type of street provdng access; Applcant's proposed mxed-use project provdes several ponts of ngress and egress for both vehcular and pedestran traffc. The prmary access pont to the ste s from Northwnds Parkway, although the ste can also be accessed from Amber Park Drve. There are also roadways throughout the development that are patterned to control traffc flow. Addtonally, the resdental apartments and mxed-use development as a whole provde excellent walkablty and access to Avalon. Servce drves have been postoned so as to keep servce vehcles off of the man drve through the project. 2) The extent to whch refuse areas, loadng and servce areas, off street parkng, and buffers and screenng are provded on the property; Refuse areas, loadng and servce areas are provded on ste. Adequate parkng has been provded on ste for all of the uses. Fnally, the Applcant wll nstall buffers and screenng to enhance the aesthetcs of the ste and mtgate the development's mpact on any surroundng neghbors. 00101516;! 7
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 3) Ensurng that the condtonal use wll not be njurous to the use and enjoyment of the envronment or of other property n the mmedate vcnty or dmnsh and mpar property values wthn the surroundng neghborhood; The "For Rent" dwellngs wll not be njurous to the use or enjoyment of any surroundng propertes, nor wll the resdental unts dmnsh surroundng property values. On the contrary, the requested resdental apartments wll beneft the use and value of surroundng propertes. Because the surroundng mxed-use developments are comprsed prmarly of commercal and retal uses, the addton of hgh-qualty, pedestran-orented resdental development wll beneft surroundng propertes wth an nflux of resdents seekng access goods, servces, and entertanment. 4) Ensurng that the condtonal use wll not ncrease local or state expendtures n relaton to the cost of servcng or mantanng neghborng propertes; Nether local nor state expendtures wll be ncreased beyond current projectons n order to mantan and servce the proposed resdental apartments. The proposed mxed-use project s consstent wth the development patterns n the surroundng area. 5) Ensurng that the condtonal use wll not mpede the normal and orderly development of surroundng property for uses predomnant n the area; and Development of the requested resdental apartments wthn the proposed mxed-use project wll not mpede normal development n the surroundng area. Applcant's proposal s consstent wth surroundng mxture of development and land uses. 6) Ensurng that the locaton and character of the condtonal use s consdered to be consstent wth a desrable pattern of development for the cty, n general. The requested resdental apartments and proposed mxed-use project s consstent wth the desred pattern of mxed-use, pedestran-orented growth demonstrated n the CLUP and surroundng mxed-use developments (p. 14-15, 46-47). Secton 2.2(a) 1. Ste desgn. The ste has been desgned to provde adequate access and connectvty to and between the proposed buldngs. The Applcant has carefully desgned the ste to provde a central drve and central pedestran plaza where people can gather, dne, and shop before or after a concert at the Varety Theatre, after work, or on a lunch break. Ths central plaza wll be a focal pont of the project. 2. Property access. The ste has been desgned to provde adequate access and connectvty to and between the proposed uses. 00101516;! 8
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 3. Hours of operaton of the busness. The resdental buldng wll be accessble to resdents at all hours of the day. 4. Vehcular trps generated by the use. Please see the enclosed trp generaton report. The number of peak AM trps actually decreases wth the Applcant's proposed converson of offce densty to resdental densty. 5. mpact of the use on surroundng propertes. The proposed resdental use s compatble wth surroundng propertes, whch are zoned O-, C-2, MU, R-12, R-8AD, AG, CUP, and SU, and are used for a varety of uses, ncludng offce, resdental, retal, and commercal. The addton of hgher densty resdental nto ths area wll promote a more vbrant mx of uses and provde a greater varety of housng optons wthn the Cty. The property's proxmty to Hghway 400, Avalon, and the new Alpha Loop tral make t deally stuated for a hgher-densty mxed use project. 6. mpact of the use on the natural features of the ste. The resdental use wll have no negatve mpacts on the natural features of the ste. E. Requested Varances The Applcant s requestng 6 varances: (1) a varance to ncrease the allowable heght of buldngs n the C-2 zonng dstrct up to 8 stores125 feet on the Property (note, the exstng heght enttlement on the Property s 8 stores125 feet); (2) mantan the exstng varance to reduce the rear yard transtonal buffer (neghborhood compatblty buffer) from 50 feet to 10 feet; (3) a varance to reduce requred parkng for the "For Rent" dwellngs, as shown on the enclosed ste plan; (4) a varance to reduce requred parkng for the offce buldngs, as shown n the enclosed ste plan; (5) a varance to UDC, Secton 2.5.2 to reduce the number of bcycle parkng spaces; and (5) a varance to UDC, Secton 2.5.7 to reduce the number of electrc vehcle chargng statons. n 2013, the Cty approved a transtonal buffer varance along the rear property lne from 50 feet to a 10 foot planted buffer. Although the transtonal buffer varance approved n 2013 s arguably stll n place snce varances run wth the land,3 out of an abundance of cauton the Applcant s agan re-applyng for the same transtonal buffer varance to reduce the rear yard transtonal buffer to 10 feet because of the concurrent rezonng request. Lkewse n 2013, the Cty approved heghts of 8 stores125 feet on the Property. The Applcant requests a varance to ncrease the heght wthn the C-2 dstrct (subject to rezonng approval by the Cty) to 8 stores. That s, the varance s requested to mantan exstng heght enttlements. 3 3 Arden H. Rathkopf & Darren A. Rathkopf, Rathkopf s The Law of Zonng and Plannng 58:23 (2006) ("A varance...s avalable to a subsequent owner untl the varance expres accordng to ts terms, or untl t s effectvely revoked."). 00101516;! 9
Please note, the Applcant s desgnatng 20% of the parkng spaces on the ste as compact parkng spaces (8x16 feet), pursuant to UDC, Secton 2.5.5(B). Although the Code permts up to 20% of parkng spaces to be compact spaces by rght, the Applcant requests the Cty Councl approve the Applcant's desgnaton of 20% of ts parkng spaces as compact spaces so that admnstratve approval of such desgnaton s not needed durng future permttng. The Applcant satsfes all crtera for varances as set forth n the UDC, Secton 4.5.4. 1) Are there extraordnary and exceptonal condtons pertanng to the subject property because of ts sze, shape, or topography? Yes, there are extraordnary condtons pertanng to the Property because of ts sze relatve to ts current zonng enttlements. f a ffty-foot transtonal buffer was mposed, a large porton of the Property would be rendered unusable, thereby sgnfcantly lmtng the economc vablty and usablty of the ste. Moreover, ths property has already been granted a rear yard transtonal buffer reducton to a 10 feet so there s precedent on ths ste for the reducton. There s no harm to adjacent owners n reducng ths transtonal buffer. Moreover, the Property s currently enttled for 3 offce buldngs up to 8 stores125 feet. The proposed heght of 8 stores125 feet s consstent wth exstng enttlements. The parkng ratos shown on the Applcant's enclose ste plan are suffcent. The parkng ratos for the offce and resdental uses were calculated based on extensve development experence and specalzed knowledge of prevalng market condtons. f the UDC's parkng requrements were followed,4 the ste would be sgnfcantly over-parked. Fnally, whle bcycle parkng and the electrc vehcle chargng statons wll be provded on ste, both ratos far exceed market demand. Hence, a reducton s requested. 2) Would the applcaton of the Zonng Code standards as they relate to the subject property create an unnecessary hardshp? Yes, the lteral nterpretaton and strct applcaton of the Zonng Code standards wll cause undue and unnecessary hardshp to the Property. Denal of the requested varances wll render development of the Property economcally unfeasble. The southern porton of the ste would lose sgnfcant developable area f the 50-foot transtonal buffer appled or heght was lmted to 40 feet. Moreover, denal of the varances would also deprve the owner of exstng enttlements, ncludng an exstng reducton of the rear yard transtonal buffer to 10 feet (as requested n ths applcaton) and an exstng heght enttlement of 8 stores125 feet. As noted prevously, the strct applcaton of the Code's parkng requrements would result n all uses beng sgnfcantly over-parked. "Resdental = 2 parkng spacesunt + 1 per 20 unts; Offce = 1 parkng space250 square feet 00101516;! 10 CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 3) Are there condtons that are pecular to the subject property? Yes, there are condtons that are pecular to the subject property. f a ffty- foot transtonal buffer was mposed, a large secton of the Property would be rendered unusable, thereby sgnfcantly lmtng ts economc vablty and usablty. There s no harm to adjacent owners n reducng ths transtonal buffer. Addtonally, there s no harm for surroundng propertes n allowng an ncrease to the resdental buldng heght. The ncreased heght of the resdental apartment buldng s consstent wth the exstng heght enttlements for the offce buldngs (.e. 8 stores125 feet). The varance s smply requested to mantan exstng heght enttlements. Strct applcaton of the transtonal buffer and resdental buldng heght restrctons wll deprve the Property of sgnfcant property rghts n lght of current enttlements. 4) Would relef, f granted, cause substantal detrment to the publc good or mpar the purpose and ntent of the Zonng Code? No, relef from the strct applcaton and lteral nterpretaton of the Alpharetta UDC would not cause substantal detrment to the publc good or mpar the pupose of the Zonng Code. On the contrary, approval of the requested varances wll allow the Applcant to develop a truly unque mxed use project for Alpharetta. n grantng the varances, there wll be no harm to adjacent owners at the rear of the ste or n the surroundng area. On the contrary, resdents n the surroundng area wll beneft from the addton of a new musc venue, restaurants, a neghborhood grocery, and retal shops on the south sde of Old Mlton Parkway. The proposed varances wll allow a currently underutlzed property to develop nto a hgh qualty mxed use project that wll beneft surroundng owners and the Alpharetta communty. V. CONCLUSON For the foregong reasons, the Applcant respectfully requests that the Cty grant the requested land use pettons as submtted. Please also note that the Applcant's requred consttutonal and ante ltem notce s attached hereto at Exhbt "A". f there are any questons about these requests, please feel free to contact me at 404-665- 1243 or arnold@pftlegal.com. Thank you. Sncerely, PURSLEY FRESE TORGRMSON G. Douglas Dllard Jll S. Arnold R. Baxter Russell 00101516;! 11
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 Exhbt A REQURED CONSTTUTONAL AND ANTE LTEM NOTCE Georga law and the procedures of the Cty of Alpharetta requre us to rase Federal and State consttutonal objectons durng the publc hearng applcaton process. Whle the Applcant antcpates a smooth applcaton process, falure to rase consttutonal objectons at ths stage may mean that the Applcant wll be barred from rasng mportant legal clams later n the process. Accordngly, we are requred to rase the followng consttutonal objectons at ths tme: The portons of the Alpharetta Unfed Development Code, facally and as appled to the Property, whch restrct the Property to any uses, land use desgnatons, condtons, land use desgnatons, development standards, or to any zonng dstrcts other than that proposed by the Applcant are unconsttutonal n that they would destroy the Applcant's property rghts wthout frst payng far, adequate and just condensaton for such rghts, n volaton of Artcle, Secton, Paragraph and Secton, Paragraph of the Consttuton of the State of Georga of 1983, and the Due Process Clause of the Fourteenth Amendment to the Consttuton of the Unted States. The applcaton of the Alpharetta Unfed Development Code, facally and as appled to the Property, whch restrcts the Property to any uses, condtons, land use desgnatons, development standards, or to any zonng classfcatons other than n accordance wth the applcaton as proposed by the Applcant s unconsttutonal, llegal, null and vod, consttutng a takng of Applcant's Property n volaton of the Just Compensaton Clause of the Ffth Amendment to the Consttuton of the Unted States; Artcle, Secton, Paragraph, and Secton, Paragraph of the Consttuton of the State of Georga of 1983; and the Equal Protecton and Due Process Clauses of the Fourteenth Amendment to the Consttuton of the Unted States denyng the Applcant an economcally vable use of ts land whle not substantally advancng legtmate state nterests. A denal of ths Applcaton would be unconsttutonal under the Takngs Clause of the Ffth Amendment to the Consttuton of the Unted States and the Just Compensaton Clause of Artcle, Secton, Paragraph of the Consttuton of the State of Georga of 1983. A refusal by the Cty of Alpharetta to grant the applcatons as requested would consttute a takng of the Applcant's property. Because of ths unconsttutonal takng, the Cty of Alpharetta would be requred to pay just compensaton to the Applcant n the amount of $12,000,000.00. A denal of ths Applcaton would consttute an arbtrary and caprcous act by the Alpharetta Cty Councl wthout any ratonal bass therefore consttutng an abuse of dscreton n volaton of Artcle, Secton, Paragraph and Secton, Paragraph of the Consttuton of the State of Georga of 1983, and the Due Process Clause of the Fourteenth Amendment to the Consttuton of the Unted States. A refusal to grant the requested rezonng, comprehensve plan amendment, or varances would lack objectve justfcaton and would result only from neghborhood opposton, whch would consttute an unlawful delegaton of the zonng power to 00101516;! 12
non-legslatve bodes n volaton of the Georga Consttuton, Artcle X, Secton, Paragraph 4. A refusal by Alpharetta Cty Councl to grant the rezonng, comprehensve plan amendment, master plan amendment, condtonal use or varance requests n accordance wth the crtera requrements as requested by the Applcant would be unconsttutonal and dscrmnate n an arbtrary, caprcous and unreasonable manner between the Applcant and owners of the smlarly stuated property n volaton of Artcle, Secton, Paragraph of the Consttuton of the State of Georga of 1983 and the Equal Protecton Clause of the Fourteenth Amendment to the Consttuton of the Unted States. Any rezonng of the Property, or approval of the Applcaton, subject to condtons whch are dfferent from the condtons requested by the Applcant, to the extent such dfferent condtons would have the effect of further restrctng Applcant's utlzaton of the Property, would also consttute an arbtrary, caprcous and dscrmnatory act n zonng the Property to a unconsttutonal classfcaton and would lkewse volate each of the provsons of the State and Federal Consttutons set forth herenabove. The exstng zonng classfcaton s unconsttutonal. Ths notce s beng gven to comply wth the provsons of O.C.G.A. 36-33-5 to afford the Cty an opportunty to revse the Property to a consttutonal classfcaton. f acton s not taken by the Cty to rectfy ths unconsttutonal zonng classfcaton wthn a reasonable tme, a clam wll be fled n the Superor Court of Fulton County demandng just and adequate compensaton under Georga law for the takng of the Property, dmnuton of value of the Property, attorney's fees and not less than $12,000,000.00 n other damages arsng out of the unlawful deprvaton of the Applcant's property rghts. 00101516;! 13 CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 Ctzen Partcpaton Form - Part A Ths form must be completed and submtted wth the applcant's completed Publc Hearng Applcaton. Applcatons submtted to the Cty of Alpharetta wthout a completed Ctzen Partcpaton Form - Part A wll not be accepted. Publc Hearng or Project Name: Amber Park Drve-Mxed Use Development Contact Name: Jll Arnold Telephone: 404-665-1243 The followng people wll be notfed of ths applcaton and provded nformaton descrbng the subject proposal. adjonng property owners MUST be notfed. Use addtonal pages as needed. Please note that ALL Property owners wthn 500 ft.; please see attached. Method by whch these ndvduals wll be contacted. Please mark all that apply. f you select "Other," please provde a descrpton of the method of contact that wll be used. [x] Letter Personal Vsts Telephone Group Meetng Emal Other (Please Specfy) Please descrbe the method(s) by whch these ndvduals wll have the opportunty to respond or contact the applcant wth questons or concerns about the proposal. ndvduals wll have the opportunty to respond by letter, telephone, or emal. Jll Arnold, Esq. 1230 Peachtree St. NE, Sute 1200 Atlanta, GA 30309 404-665-1243 jarnold@pftlegal.com
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 AGARWAL ANKTA & SHAH NKHL P 2618 KENTWOOD LANE ALPHARETTA, GA 30009 ANDERSON DOROTHY MAE 165 KMBALL BRDGE RD ALPHARETTA, GA 30004 ASHTON ATLANTA RESDENTAL LLC 3820 MANSELL RD STE 300 ALPHARETTA, GA 30022 AVALON NORTH LLC 2200 AVALON BLVD ATLANTA, GA 30309 CARTER CHESTENE M 218 BALEY JOHNSON RD ALPHARETTA, GA 30004-2203 CHUNG WU PETER D & WU CATHERNE JEN 2715 CANOPY CR ALPHARETTA, GA 30009 DANELS PAUL J & DANELS MARGARET D 2624 KENTWOOD LANE ALPHARETTA, GA 30009 FFTH THRD BANK 38 FOUNTAN SQUARE PLAZA CNCNNAT, OH 45202-3191 FULTON COUNTY BOARD OF EDUCATON 786 CLEVELAND AVE ATLANTA, GA 30315 GANGE LLC 161 KMBALL BRDGE RD STE 100 ALPHARETTA, GA 30009 GEORGA POWER COMPANY TAX DEPT BN 10120 241 RALPH MCGLL BLVD NE ATLANTA, GA 30308-3374 GEORGA POWER COMPANY TAX DEPT BN 10120 241 RALPH MCGLL BLVD NE ATLANTA, GA 30308-3374 GEORGA POWER COMPANY TAX DEPT BN 10120 241 RALPH MCGLL BLVD NE BN 10151 ATLANTA, GA 30308-3374 JW HOMES LLC 4125 ATLANTA RD SE SMYRNA, GA 30080 JW HOMES LLC 4125 ATLANTA RD SE SMYRNA, GA 30080 KALFEH ANDY & SUSAN 1050 CANTON ST ROSWELL, GA 30075-3644 LAMATTNA FRANCNE & ANGELA 2626 KENTWOOD LANE ALPHARETTA, GA 30009 KMBALL BRDGE WALK HOMEOWNERS ASSN NC 1100 NORTHMEADOW PKWY STE 114 CO ACCESS MANAGEMENT GROUP ktf^lpl GA 30076 6726 GUN^TOCK LN TUCKER, GA 30084 KMBALL BRDGE WALK HOMEOWNERS ASSN NC 1100 NORTHMEADOW PKWY STE 114 ROSWELL, GA 30076 NEGRN ONE LLC 27234 N 102ND ST SCOTTSDALE, AZ 85262-8327 NLB NORTHWNDS LLC 20 HEARDS OVERLOOK CT ATLANTA, GA 30328 PATEL AAKASH Y & DESA ANKTA A 2622 KENTWOOD LANE ALPHARETTA, GA 30009 PRADO AVALON LLC 3425 DULUTH PARK LANE DULUTH, GA 30096 REEDER KATHRYN 2845 OLD MLTON PKWY ALPHARETTA, GA 30004-2230 ST JAMES UNTED METHODST CHURCH NC 3000 WEBB BRDGE RD ALPHARETTA, GA 30009 STATE OF GEORGA 47 TRNTY AVE SUTE G02 ATLANTA, GA 30334 STATE OF GEORGA 47 TRNTY AVE SUTE G02 ATLANTA, GA 30334 WBCMT 2007 C31 AMBERPARK WBCMT 2007 C31 AMBERPARK LMTED PARTNERSHP LMTED PARTNERSHP 1601 WASHNGTON AVE SUTE 1601 WASHNGTON AVE SUTE 700 700 MAM, FL 33139-3164 MAM, FL 33139-3164
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 WHLEAWAY HOLDNGS LLC 2520 NORTHWNDS PKWY STE 285 ALPHARETTA, GA 30009 WNDWARD EYE GROUP LLC 5315 WNDWARD PKY SUTE F ALPHARETTA, GA 30004
CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 TRAFFC Trp Generaton- Parkway 400 Exstng Zonng Approval Total Trps AM Peak PM Peak Per Day Total Trps Use Program Factor AM Peak Factor PM Peak Factor Per Day Offce 630,000 SF 1.56 983 1.49 939 11.01 6936 TOTALS 983 939 6936 Proposed Project Program Total Trps AM Peak PM Peak Per Day Total Trps Use Program Factor AM Peak Factor PM Peak Factor Per Day Retal 6,000 SF 1.03 6 3.74 22 24.92 258 Offce 450,000 SF 1.56 702 1.49 671 11.01 4955 Resdental (Mult-Famly) 325 Unts 0.51 166 0.62 202 6.65 2161 Lve Theater 10,000 SF 0 0 0.02 200 0.02 200 TOTALS 874 1095 7574 {00101622; 1}
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r CLUP-17-07MP-17-06Z-17-20CU-17-18 122917 GREENSTONE PKWY 400 V-17-44 PURSLEY FRESE TORGRMSON, LLP DATE Dec282017 CHE # 12692 AMOUNT $4,245.00 f ACCOUNT GENERAL - 1 PAD TO: Cty of Alpharetta 12692 Flng Fee CLENT: 1442 MATTER: 3934 Greenstone Parkway 400, J LLLP 1 a -r-., t -3 t.vj a- ^ J ^ t r.t.t ^'Afj. 12692 PURSLEY FRESE TORGRMSON, LLP SunTrust ACH RT 061000104 1230 PEACHTREE ST. NE STE. 1200 ATLANTA, GA 30309 64-10-610 r»ezsh**r'aw*ffajd *kk PrtfertrnMBuses * ra PAY TO THE ORDER OF s 1 Dec282017 $4,245.00 1 ( 1 1 Four Thousand Two Hundred Forty Fve * * * * -k -k k-k-kk-k-k'k-k'k-k-k-k-k-k-k^-k'k'k-k-k-k-k-k-k'k 00100 CF Cty of Alpharetta lnq Fee H "* M J Wg Tor n'000 J, EE, 9 En" HOE, 1000 OL: 1000 L 7T& Sfl 7M" m DATE X ORZED SGNATURE AMOUNT a PURSLEY FRESE TORGRMSON, LLP 12692 DATE CHE # AMOUNT ACCOUNT PAD TO Dec282017 12692 Flng Fee CLENT: 1442 $4,245.00 GENERAL Cty of Alpharetta MATTER: 3934 LAWYER: G Douglas Dllard co Chrs Scott 3301 Wndy Rdge Parkway, Sute 320 Atlanta GA 30339 USA Rezonng +- 15 1 Greenstone Parkway 400, LLLP ** GENERAL BALANCES ** UNBLLED DSBS : AR BALANCE : ** TRUST BALANCES ** 0.00 0. 00 Trust Acct 1: 5000.00 TRUST BALANCE : acres at Amber Park Drve Northwnds Parkway 5000.00 PRODUCT SSLM1 02 USE WTH 91500 ENVELOPE PRNTED N U.S.A.
122917 GREENSTONE PKWY 400 CLUP-17-07MP-17-06Z-17-20CU-17-18 V-17-44
122917 GREENSTONE PKWY 400 CLUP-17-07MP-17-06Z-17-20CU-17-18 V-17-44