Gwinnett County Planning D ivision Special Use Permit Application Last Updated 2/2 14 SPECAL USE PERMT APPLCATON A N A PPL CATO N TO AMEN D T HE OFFCAL ZONNG MAP OF GWNNETT COUNTY, GA. APPLCANT NFORMATON OWNER NFORMATON* NAME: Brand Partners, LP c/o Mahaffey Pickens Tucker, LLP NAME: M. D. Hodges Enterpri ses, nc. ADDRES S: 155 North Brown Ro ad, Suite 125 ADDRESS: 3 van Allen Jr. Blvd NW Ste 9 CTY: Lawrenceville CTY: Atlanta STATE: Georgia Z P: 343 STATE: Georgia Z P: 338 PH O N E: 77.232. PHO N E: 77.232. contact PERSO N: Shane Lanham PHO N E: 77.232. contact's E-MAL: slanham@mptlawfirm.com * nclude any person having a property int erest and any person having a financial int erest in any business entity having property interest (use additional sheets if necessary). APPLCANT S THE: DOWNER' S A GENT D PROPERTY OWNER jxxl contract PURCHASER EXSTNG/PROPOSED ZONNG: Q-1 BULDNG/LEA SED SQUARE FEET: LAND DSTR CT(S): 7 LAND LOT(S): 114 A CREAGE: +/-9.96 ADDREss of PRO PERTY: 237 Sever Road ------------------------------------------ SPECAL USE REQUESTED: SUP to allow the use of Retirement Community, ndependent Living PLEASE ATTACH A LETTER OF NTENT EXPLANNG WHAT S PROPOSED 2 SUP 'J9 7 R C \VEO NUV 2 ZU1ti Planning&Oevelopme t
LEGAL DESCRPTON TRACT J AN 'that tract or parcel c.f anrj ly'ffl.g.a,n(j being fn La.nd Lots t 14 rk 12J o'f the 7th D'fstrfct. Gw1rmett CountyJ Georgla ond be.fng more parliculorfy d.ttscribed as folio ws end Qf the mitered n gnt-ot-woy of Beglrmfng at a 1/2"' reoar found at the SovtfHitetem.Sw:r Rr:l (r/w Yor1s) and North BrowrJ Road (r/tt varies); th'lmct:j oiong the rlgh,t-o.fway of Sever Road N 1!r'26 '4 111 :', a dfstano e of JJ, 98' feet to a.1/2 N rebar for.md; thel"tee,ajang a curve to :tne rlghf.l' a rjfst.an.c e of 269'.8 fetjt salf:j orr: having a radlus af t,:jo OO. feet, atrd o/iln.-g u:btended _by a. cl'u; bsarln.g of N19. 4. '?5' a drfanctj af 258. 5J feet to a tron pm set sa'd p()lrlt bfjlflg the POXNT OF OC'GJNNJN thn'cf}.t'eov'lng sald rigtl t-.of-woy S7S49 f5d"'w; o ;distance of 122', J8' feet to a r'ro:n pln.se t Haance 5591i57J4.JUW, a dlstanc;e of 84.75 fee.t to a /ron pin set; tnsnce N:JtfOB. 18. O dr11tarr.r;f 1. B9 fe-et, to a iron pln set the-nce O ontinue northtv"tj.s-terly along sold fine o dlswnctj.of 2.76. 87 f()ef. ta o iron pin J fh!l}1'ctj S6.ooo ' 1,; o distaltctj,of.j89.j8 fet to a iron pin t thmce NJo oo " "W,. a rjl$tance of 19'4.. 18 feet to a rran pin set; th nctj N5()"lYOlY't a disjonct1 of 4.8.86 fmj.t ta a fran pln stjfj UltJno SJo o.9j'18t, o distance of 452.93.f-et to a tron pln t,r thenc-e N59.57'4J : o cfist ance of 24:.87 ft3'st. to a J'ron ptn Sf)t' fhmc6' Nl5'495 a dl-stonc6 or 56.6 fmj.t to a iron pln sttt on the.rtght-of-wuy of SsWJr Rood: tht:nco along a c.rjnfj ro Us Jsn_. a d/stcmcc of 4lJ. loot_, sald.arc: haviny a radtus ol 1,.J'4tJ.OO leet, and be:lng sub.tsnded by a cnon:l bearku;.of 512"2 r57t o.r:jfst.cmc.e o.f 4. feet to fhe PONT OF 8EOfNNNG. Said tract or,care} of kjf'jd' con ta;n.s 2. 126 acres.. together with TFMCT 4 W that troc;t or pan;;ej Of l.orui fymg fj'f1d. berng l.n f. and Lots 1 f 4 1.2J# 124 of the.7th Df!St.rfc.t Gwlrme.tt Coun ljeoryfa and being mere porllculorly r:jescn"be-d os fonows; Segirrnlru; at o 1/2 rebar found a.t the Southwestern end CJ! the mrsred righf-.of-way of Sever Road (r/w varies) and North Brown Road (r/t!l aries); thence afong the rfght-afway of SsvJf' R.oatJ N192tY{)4 'T; a dtstarn:::'b of 33.98 f;eet t.o a 1/2,.. ffjjbtjf found; if.jf!jnce afong a curve to tlr.e right c dle.tance of 269. 8 feet, '$,afd. arc having o radius o.f 1'.34..fHt and br1lng.i:jubtendtjd by a ohotd bb'of"l'rjg of N! 9'4:':2.5'W a distr:;noe. cf 2'68:. 6J foot to a iron pin st;t thtmco along a au.n,. fo Me righ a.djst,(:j,ncc ol 4. fs(}f; sakl curve hav'in9 a radius ol t 34{) (} fst and b"bln.g sub,tende.d by a cnord bearing af N 172757WW o distance or 4. fe8tt t.o ond ron pin set and the PONT OF fj GJWNlNG; thencs Je.avin.g sald dght-al-woy 575"'49 5.a dls.fancb of 56.8 feel to a ron p/n set; thence SW57'4.J. a distance of 24.67 feet to a ron pin set thence NJtY5) 18 ' o d1'stance of' 452.93 fest to a- iron,p1n stj# then.ctj S5''"JOO a dfstonce ot 8.86 fee.t to a lron pjn set: thence N.JO"otJ'OO. a.dfstance of 2 r 1. 54 ftjet to a ryjn pin sef <tnene:,e NSS' 39 :32,.a dfstaf'f.ce of 12li.J t ltjsf..to a iron pin stj on t.. rignt-cf- wcy of lnteto.f,e 85J: thtjnr;e along. saki right-of-way aieng a au.f"ve. to the Jeft, a distance cf T(XJ.55 f:eet uald arc havfn:g c rodlu. fi ol,,5j24 feet, anrj being wbtended by a chord betjr:rhg of N.2 4 or's8t o dis.tan.c of 1'.1.5J' feet to.a. r/w m.orwmni found thfjn<:e N,?8"2'49't o distance of.j4219.j feet.to a r/w monument found; tlrence N54"243E. c d.tance of 2 4"9 r.t to a yw. mof'wmtjnf found; thor: NtiJ1 'J7 a dfstont:e o.f 1lJiJ'.86 f66t to a /ron pm 88lr tnene:e t((jiting said rfr;ht-af-way SJO"OO ''t, a dlsta Of 246.23 feet to a iron pin setj thence S26LJ6 '24,a dfg;ta nc(j of J55.og ftm.t t.o a iron pin set: thtmce SJo o(yoo a distance cf 2' t 7.,32 feet to a iron pfn set: them:.e S>2B"248 r, a dlstonce,of 48.51 free t to a iron pfn set: theru:.e S3.. 9J'1.8't..a d.fsfatrcb.of 294..J9 feet lo a iron pin f.o.u.nd, thencti N-59... 47'49 a (J,fstcmce cf 287.8J f:fj6.t t,o a 1/2 '*' njbar fovnd on thfi rlght-o.f-w:ay of Sever Road: thenc-e alo.ng sald nght-of-way along o curve to the left a dlstance o.f 39'.92 feet sold or:c havlm;j a rad;us of' 1.3'4.,() fe.r:tji and' being subtenr:jed by a chard berlrit'm} of S1 ' "4 "26 '!" a distance of 9'.92 feet to the PONT OF BCGJ:NNNG Saki tract or.parerfll of land.;;ontoln 7. BJJ oc.rtjs.. RECElV DBY sun '19 7 NLJV 2 LU18 Planning&Deve\opment
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Gwinnett County Planning Division Special Use Permit Application Last Updated 2/214 SPECAL USE PERMT APPLCANT'S RESPONSE STANDARDS GOVERNNG THE EXERCSE OF THE Z ONNG POWER PURSUANT TO REQUREMENT OF THE UNFED DEVELOPMENT ORDNANCE, THE BOARD OF COMMSSONERS FNDS THAT THE FOLLOWNG STANDARDS ARE RELEVANT N BALANCNG THE NTEREST N PROMOTNG THE PUBLC HEALTH, SAFETY, MORALTY OR GENERAL WELFARE AGANST THE RGHT TO THE UNRESTRCTED USE OF PROPERTY AND SHALL GOVERN THE EXERCSE OF THE ZONNG POWER. PLEASE RESPOND TO THE FOLLOWNG STANDARDS N THE SPACE PROVDED OR USE AN ATTACHMENT AS NECESSARY: (A) WHETHER A PROPOSED SPECAL USE PERMT WLL PERMT A USE THAT S SUT ABLE N VEW OF THE USE AND DEVELOPMENT OF ADJACENT AND NEARBY PROPERTY: Please see attached (B) WHETHER A PROPOSED SPECAL USE PERMT WLL ADVERSELY AFFECT THE EXSTNG USE OR USABLTY OF ADJACENT OR NEARBY PROPERTY: Please see attached (C) WHETHER THE PROPERTY TO BE AFFECTED BY A PROPOSED SPECAL USE PERMT HAS REASONABLE ECONOMC USE AS CURRENTLY ZONED: Please see attached (D) WHETHER THE PROPOSED SPECAL USE PERMT WLL RESULT N A USE WHCH WLL OR COULD CAUSE AN EXCESSVE OR BURDENSOME USE OF EXSTNG STREETS, TRANSPORTATON FACLTES, UTLTES, OR SCHOOLS: Please see attached (E) WHETHER THE PROPOSED SPECAL USE PERMT S N CONFORMTY WTH THE POLCY AND NTENT OF THE LAND USE PLAN: Please see attached (F) WHETHER THERE ARE OTHER EXSTNG OR CHANGNG CONDTONS AFFECTNG THE USE AND DEVELOPMENT OF THE PROPERTY WHCH GVE SUPPORTNG GROUNDS FOR ETHER APPROVAL OR DSAPPROVAL OF THE PROPOSED SPECAL USE PERMT: Please see attached JUV 2 LU1d P/anniog&D velopment
CHANGE N CONDTONS AND SPECAL USE PERMT APPLCANT'S RESPONSE STANDARDS GOVERNNG THE EXERCSE OF THE ZONNG POWER (A) (B) (C) (D) (E) (F) Yes, approval of the Applications will permit a use that is suitable in view of the use and development of adjacent and nearby property. The subject property is adjacent to two large-scale office developments and is in the vicinity of a wide-ranging mix of uses including commercial, industrial, residential, and office uses and is compatible with the character of surrounding developn1ent. No, approval of the Applications will not adversely affect the existing use or usability of any of the nearby properties. Rather, the proposed development would complement existing commercial and employn1ent centers. n fact, the proposed development would provide a less intensive use of land than is presently allowed under the Property's current zoning classification. n light of the size, location, layout, topography, and natural features of the property and in conjunction with the nature of surrounding development, the Applicant submits that the subject Property does not have reasonable econ1nic use as currently zoned. No, approval of the Applications will not result in an excessive or burdensome use of the infrastructure systems. The subject property has convenient access to nterstate 85 as well as Old Peachtree Road and Sugarloaf Parkway via North Brown Road. Yes, the proposed development is in conformity with the policy and intent of the Gwinnett County 23 Unified Plan. Development of a mix of uses is specifically encouraged in the Preferred Office Character Area and the proposed development would provide a high-end residential use mixed in with existing office and commercial uses. The Applicant submits that the character of surrounding development, the existing mix of land uses in the area, and the fact that the subject property is adjacent to nterstate 85 provide additional supporting grounds for approval of the Applications. SJ. '19, 7 RECE\\EO BY \'-i1j i 2 bh6 Plalllling &Oeeloment
Matthew P. Benson Gerald D avidson, Jr.* Brian T. Easley Kelly. Faber Christopher D. Holbrook Nicholas N. Kemper Shane M. Lanham Austen T. Mabe Jeffrey R. Mahaffey David G. McGee Steven A. Pickens Catherine V. Schutz Thomas A. Simpson Andrew D. Stancil R. Lee Tucker, Jr. *Of Counsel COMBNED LETTER OF NTENT FOR CHANGE N CONDTONS AND SPECAL USE PERMT APPLCATONS OF BRAND PARTNERS, LP Mahaffey Pickens Tucker, LLP submits this Letter of ntent and attached change in conditions and special use pennit applications (the "Applications") on behalf of Brand Pminers, LP (the "Applicant") in order to permit the development of an age-restricted, active-adult community on an approxi1nately 9. 96 acre tract of land located on the westerly side of Sever Road (the "Prope1iy"). The Property is bordered by large, existing office developments on its southerly and easterly boundary lines. The Property is adjacent to nterstate 85 to the west and the nterstate 85 exit ramp to Old Peachtree Road on its northerly boundary line. Existing development patterns along nterstate 85 north of University Parkway (State Route 316) are generally characterized by a dense mix of residential, employment, and commercial uses near the interstate which transition into single-family residential uses moving to the east and west. The proposed development would complement this existing land-use mix by providing high-end senior residences in a walkable environment. Surrounding office and institutional uses include the ntellicenter building, Lebanon Baptist Church, and the Sage office building. The Property has direct access to Sever Road. The Applicant is requesting to modify certain conditions of the Property's existing - zoning classification to allow the land use of "Retirement Community, ndependent Living" which is allowed in the - zoning classification with a special use permit. n addition to the change in conditions and special use permit for the use of ndependent Living, the Applicant is requesting an additional special use permit for a building height increase to 6 feet. The proposed retirement co1nmunity would provide approximately 166 units of high-end, luxury, age-restricted multifmnily homes including 8 "townhome" units designed around a centrallylocated amenity area. This focal point and gathering place would provide various amenities for residents including fire pits, a fitness center, pool, and outdoor patio space. The amenity area would also include a recreational green for outdoor activities such as bocce ball or pickle ball. The proposed senior community is compatible with the policies set forth in the 23 Unified Plan which encourage the development of a mix of uses within the Preferred Office Character Area. The subject Prope1iy is merely 1 acres out of the 85 that comprised the larger 1998 rezoning which created Huntcrest. n fact, pursuant to the original Huntcrest rezoning cases (RZ1998-8, SUP1998-5, and SUP218-6), the subject Property was designated as a non-office tract and originally included a 6-1 story hotel. Policy A.5.1 of the Unified Plan provides that "[ q]uality of life in Gwinnett can be enhanced by 1naking it easier fa eo:qle to walk through their neighborhoods to and from attractions such as local parks, school, h - E Sugarloaf Office 155 North Brown Road, Suite 125, Lawrenceville, Georgia 343 NorthPoint Office 11175 Cicero Drive, Suite 1, Alpharetta, Georgia 322 TELEPHONE 77 232 SU' '19 j-.,.._: / 2 t:::of8 FACSMLE 678 518 688 www.mptlawfirm.com
or even neighborhood shopping." Residents of the proposed community would have direct pedestrian access to nearby office, commercial, and institutional uses (including Lebanon Baptist Church) therefore improving the walkability of the Sever Road and North Brown Road conidors. Residents would also have convenient access to neighborhood shopping in the Shops at Huntcrest shopping center, located just over 1, feet to the north along Sever Road, which includes a Publix grocery store and assorted restaurants and retail uses. A wider range of regional shopping, commercial/retail, and entertainment uses are also available just south of the Property at the Sugarloaf Mills Mall. Further, Policy A.4.4 of the 23 Plan is to "Suppo1i Expanded Housing Opportunities for Seniors." According to the 23 Plan, "as more people choose to 'age in place' and/or relocate to Gwinnett to be closer to children and grandchildren, demand for various forms of senior housing will rise." The proposed development will create a community for seniors to "age in place" in close proximity to necessary services such as grocery stores, pharmacies, and health care services as well as recreational opportunities at Peachtree Ridge Park. Accordingly, not only is the proposed development cmnpatible with surrounding land uses and the 23 Plan, it would also represent a decrease in the intensity of potential development on the Property. The currently-entitled hotel and office uses would have a much greater i1npact on surrounding properties and the overall road network. Office uses in particular would generate significantly more traffic than would be generated by the proposed senior community in large part because many seniors have retired and no longer commute to full-time jobs. As a result, when they choose to drive it is much less frequently and typically during nonpeak hours. Seniors also do not typically have school-aged children living with them and the proposed development would not increase school em ollment. The only impact the proposed development would have on the school system is by increased funding as a result of higher property taxes. The Applicant and its representatives welcome the opportunity to meet with staff of the Gwinnett County Department of Planning & Develop1nent to answer any questions or to address any concerns relating to the matters set forth in this letter or in the Application filed herewith. The Applicant respectfully requests your approval of this Application. This 2nd day ofnovember, 218. Respectfully Submitted, PCKENS TUCKER, LLP. Lanham SUP '19 7 RECEVE BY P/anning&Developme
Gwinnett County Planning Division Special Use Permit Application Last Updated 2/2 14 SPECAL USE PERMT APPLCANT'S CERTFCATON THE UNDERSGNED BELOW S AUTHORZED TO MAKE THS APPLCATON. THE UNDERSGNED S AWARE THAT NO APPLCATON OR REAPPLCATON AFFECTNG THE SAME LAND SHALL BE ACTED UPON WTHN 12 MONTHS FROM THE DATE OF LAST ACTON BY THE BOARD OF COMMSSONERS UNLESS WAVED BY THE BOARD OF COMMSSONERS. N NO CASE SHALL AN APPLCATON OR REAPPLCATON BE ACTED UPON N LESS THAN SX (6) MONTHS FROM THE DATE OF LAST ACTON BY THE BOARD OF COMMSSONERS. Shane Lanham, Attorney for the Applicant Type or Print Name and Title Signature of Notary Public RECE\V NU v 2 l BY Planning&Oeve,opment Jl v o, 4
Gwinnett County Planning Division Special Use Permit Application Last Updated 2/2 14 SPECAL USE PERMT PROPERTY OWNER'S CERTFCATON THE UNDERSGNED BELOW, OR AS ATTACHED, S THE OWNER OF THE PROPERTY CONSDERED N THS APPLCATON. THE UNDERSGNED S AWARE THAT NO APPLCATON OR REAPPLCATON AFFECTNG THE SAME LAND SHALL BE ACTED UPON WTHN 12 MONTHS FROM THE DATE OF LAST ACTON BY THE BOARD OF COMMSSONERS UNLESS WAVED BY THE BOARD OF COMMSSONERS. N NO CASE SHALL AN APPLCATON OR REAPPLCATON BE ACTED UPON N LESS THAN SX (6) MONTHS FROM THE DATE OF LAST ACTON BY THE BOARD OF COMMSSONERS. Signature of Property Owner Thomas J Flanigan, Senior Vice President Type or Print Name and Title su '19 ' 7 RECElVEOBY 5 Planning &Development
Gwinnett County Planning Division Spec ial Use Pe rmit Applicat ion Last Updated 2/2 14 CONFLCT OF NTEREST CERTFCATON FOR SPECAL USE PERMT The undersigned below, making applicat ion for a Special Use Permit, has complied with the O fficial Code of Georgia Section 36-67 A -, et. seq, Conflict of nterest in Z oning Actions, and has submitted or attached t he required informat ion on t he forms provided. DATE TYPE O R PRNT NAME AND TTLE SGNATURE OF NOTARY PUBL C lg Shane Lanham, Attorney for the Applicant --... ' TYPE O R PR A AND TTLE -- p,. L: A :;/1 ' - -- ' o -. ;....,...., ' T.",, \ \ l '1 A\ "'" t1 f \. T..,. G") : / )'. -,_ : iotaitai ; ';.'. < ' i '1,. /,."$' t.: ' Cf 3 l-......, '.':, '-.. 4t.. ' -...:.-<." :.. 'cou DSCLOSURE OF CAMPAGN CONTRBUTON ''''"'''' Have you, within the two years immediately preceding the filing of this application, made campaign contributions aggregating $25. or more to a member of the Board of Commissioners or a member of the Gwinnett County Planning Commission? YEs D No Mahaffey Pickens Tucker, LLP f the answer is yes, please complete the following section: YOUR NAME NAME AND OFFCAL POST ON OF GOVERNMENT OFFCAL CONTRBUTONS (List all which aggregate to $25 or More) DATE CONTRBUTON WAS MADE (W ithin last two years) Attach additional sheets if necessary to disclose or describe all contributions. RECEVED BY 7 J.,J v 2 LU18 Planning &Development
CONFLCT OF NTEREST CERTFCATON FOR REZONNG/CHANGE N CONDTONS AND SPECAL USE PERMT APPLCATONS MAHAFFEY PCKENS TUCKER, LLP NAME AND OFFCAL POSTON OF GOVERNMENT OFFCAL John Heard Lynnette Howard John Heard CONTRBUTONS $2 $1 $2 DATE 2/2/218 4/18/218 1/2/218 7 RECE\VEDBY Planning &Development Updated 1/29/218
JUSTFCATON FOR CHANGE N CONDTONS & SPECAL USE PERMT APPLCATONS The pmiions of the Gwinnett County Unified Development Ordinance (the "UDO") which classify or may classify the property (the "Property") which is the subject of the attached Change in Conditions and Special Use Permit applications (the "Applications") into any less intensive zoning classification other than as requested by the Applicant, or which classify or may classify the Prope1iy into its current zoning classification with conditions other than as requested by the Applicant, are or would be unconstitutional in that they would destroy the Applicant's and the owner's property rights without first paying fair, adequate and just cmnpensation for such rights, in violation of Article, Section, Paragraph of the Constitution of the State of Georgia of 1983, and the Due Process Clause of the Fourteenth Amendment to the Constitution of the United States. The application of the UDO as applied to the subject Property, which restricts its use to the present zoning classification and conditions, is unconstitutional, illegal, null and void, constituting a taking of the Applicant's and the Owner's property in violation of the Just Compensation Clause of the Fifth Amendment and the Due Process Clause of the Fourteenth Amendment to the Constitution of the United States, Article, Section, Paragraph, and Article, Section, Paragraph of the Constitution of the State of Georgia of 1983, and the Equal Protection Clause of the Fourteenth Amendment to the Constitution of the United States denying the Applicant an economically viable use of its land while not substantially advancing legiti1nate state interests. The Property is presently suitable for development under the - zoning classification with the change in conditions and special use permits as requested by the Applicant and is not economically suitable for development under the present - zoning classification and conditions of Gwinnett County without the requested special use permits. A denial of this Application would constitute an arbitrary and capricious act by the Gwinnett County Board of Commissioners without any rational basis therefore, constituting an abuse of discretion in violation of Article, Section, Paragraph and Article, Section, Paragraph of the u '19 7 RECEVED BY Planning &Developmen
Constitution of the State of Georgia of 1983, and the Due Process Clause of the Fourteenth Amendn1ent to the Constitution of the United States. A refusal by the Gwinnett County Board of Cmnmissioners to grant the requested special use permits and modify certain conditions of the current zoning classification as agreed to by the Applicant, so as to permit the only feasible economic use of the Property, would be unconstitutional and discrin1inate in an arbitrary, capricious and unreasonable manner between the Applicant and owners of similarly situated propetiy in violation of Atiicle, Section, Paragraph of the Constitution of the State of Georgia of 1983 and the Equal Protection Clause of the Fourteenth Amendment to the Constitution of the United States. Any modification of the current zoning conditions and/or grant of the requested special use permits, subject to conditions which are different from the conditions by which the Applicant may amend its application, to the extent such different conditions would have the effect of further restricting the Applicant's and the Owner's utilization of the subject Propetiy, would also constitute an arbitrary, capricious and discriminatory act in zoning the Property to an unconstitutional classification and would likewise violate each of the provisions of the State and Federal Constitutions set forth hereinabove. Accordingly, the Applicant respectfully requests that the special use permits submitted by the Applicant relative to the Property be granted and that the conditions of zoning applied to the Property be modified as shown on the respective application. Respectfully submitted, KENS TUCKER, LLP 15 5 North Brown Road, Suite 125 Lawrenceville, Georgia 343 (77) 232-!J '19 7 RECE\VEDBY Planning&Development