May 5, 2016
City of Chamblee Development Department
3506 Broad Street
Chamblee, GA 30341
Contents of the Application:
1. Letter of Intent
a. Location Map
b. Narrative
c. Known Variations
d. Survey with Legal Description
e. Unit Mix Matrix
f. Gross Square Footage Matrix
2. DCI Pre-Application Form
3. DCI Application
4. Owner Permission Affidavit
5. Master Signage Plan Application
6. Disclosure of Campaign Contributions and Gifts
7. Required Drawings
Location Map:
5200 Avalon Boulevard · Alpharetta, Georgia 30009 · 770.209.9393 · www.wbassociates.com
Narrative:
This is a mixed use development at the corner of Peachtree Boulevard and Malone Drive. The address is
5211 Peachtree Boulevard. There is an existing Nissan dealership on the site that will be demolished.
The new building consists of a partial concrete podium housing restaurant and retail space, 297
residential units and a six story parking deck. There are two matrices attached to this letter. One of them
is the gross square footage of the building broken down by use and the other is a matrix that shows the
unit mix.
Known Variations:
Section 210-11 TOD, Transit Oriented Development District
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b.1 - The project will feature seven convertible units along Malone Drive that comply with the
UDO definition of such a unit.
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b.3 – The loading dock for this building will be accessed from Malone drive. It will feature items
that help it blend in with the rest of the building. For instance, the roll up doors that are going to
be used will be designed to blend into the storefront. The driveway into the loading area will be of
similar material as the sidewalk and will utilize a rolled curb so that it blends nicely with the
pedestrian walkway.
Section 230-2 Dimensional Standards of Zoning Districts
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b.2 – See the attached unit mix matrix. Studio S1-1 has a gross square footage of 599 SF. There
are only 13 of these units in the building. All other units exceed the required threshold.
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c.1.b - The open space requirement is met, but the required open space landscape percentage is
not satisfied. The UDO states that no more than 50% of the required open space may consist of
hardscape and the remaining space shall grassed or landscaped areas. Our proposed design
does not meet this specification as our proposed landscape areas provide 41% of the required
50% landscape open space specification. Additionally, the open space requirement is not met
since a portion of the rail trail system, required by the city, is routed around three sides of the
property and the Rail Trail is required to be hardscaped for accessibility.
Section 230-6 Front Yards
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a.4.a – Along Malone there are 7 convertible units that are entered from the sidewalk. Due to the
decision to maximize the buildable area of the site, combined with the relocation of the rail trail to
the project’s rear yard and along the Malone sidewalk, there is not adequate space to provide a
front yard for these units. Example photos of this condition are below
Section 230-10 Encroachments into Required Yards
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a – Throughout the project the units feature larger than average balconies. As such, there are
units along Malone with cantilevered balconies that extend five feet from the building. The size of
these balconies provides a better experience for the tenants as well as a more consistent look
and feel across the building façade. These balconies do not encroach on the right of way.
Section 230-16 Utilities Location
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a.1-6 – As evidenced by the site plan we have maximized the buildable area of the site and
pushed the building to the limits that the setbacks allow. We began working with Georgia Power
to determine the power requirements for the project and as a result of developing such a large
project we need 5 transformers, each on a 6’-8” x 9’-2” concrete pad. These pads are preferred to
be a distance of 10’ from any wall and each other. It was our intent to locate these transformers in
an accessible, but discreet location on our site and for them to be well integrated into the
landscape and hardscape of the project so as not to take away from the streetscape. However,
the Georgia Power clearance requirements for these transformers are stringent and inflexible and
we were resigned to placing them in front of the building along Malone Drive.
The way we read section 230-16, is that item (a) refers to “electrical transformer stations,
telephone exchanges and gas regulation stations.” None of these are items that we are
constructing. This section implies that these are the regulations if the site is being developed as
one of these three functions. Our transformers are a required part of the overall building, but not
part of the structure itself. Therefore, I do not believe they would be required to comply with
section 230-16.
Below are photos taken in Chamblee of utilities that are in similar in size and locations to what is
being proposed.
Section 230-33 Proportion and Scale of Building Facades
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a.1.c – The project will feature a concrete podium along Peachtree Boulevard and around the
corner part way down Malone Drive. The remainder of the street level space along Malone drive
will be convertible space per the UDO definition. In order to increase the viability of the street
level spaces along Malone we have dropped the slab to better meet the street and increase the
clear height for potential retailers. Due to this gesture we exceed the 50’ threshold by
approximately 4’-8” at the highest point. This increased height will provide a better pedestrian
experience and will give the building more of a presence from the primary streets. In this type of
wood frame structure stepping the building in this manner will present both a waterproofing and a
structural engineering problem. Both will make the construction of the building at this height and
density unfeasibly expensive.
Section 240-13 Supplemental Use Provisions
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a.5.a – The building features 297 units which require 7,128 SF of storage. The building provides
7,877 SF total of storage, so the required amount is exceeded. However, the provided storage
will not be subdivided per unit upon project delivery.
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a.5.b – The trim pieces of the building will be made using a hybrid system that uses a traditional 3
coat stucco system over foam profiles.
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a.5.d – The project will feature seven convertible units along Malone Drive that comply with the
UDO definition of such a unit. Also, where a retail podium space is not viable at the rear yard
there are dwelling units at the ground floor within the 100’ distance of Malone Drive.
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a.5.e – There are six units in the building that face the rear yard where the DeKalb County Fire
Marshal is requiring a fire access lane. Due to this requirement, these units will have Juliet
balconies. Additionally, unit S1-1 has a 3’ deep balcony that does not meet the required area.
This is due to its position in the building and the adjacency to other units.
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a.5.j – The building will utilize a central boiler system for the hot water needs. This is a higher end
project that will not only help with efficiency in space in the individual units, but will provide
unending hot water for the entire building on demand. This is in line with the luxury nature of the
project.
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a.5.n – The demising walls and floor ceiling assemblies between units are typically 1hr rated in
this type of construction. This is in compliance with the building code.
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c.1.b – The most prominent part of the project’s retail space will be allocated to a restaurant use.
The outdoor seating will be provided in the larger of the three courtyards that backs up to the
retail along Peachtree Boulevard.
Section 250-4 Handicap-Accessible Parking
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3 & 4 – The quantity (12), dimensions and clearances provided are based on the 2015 Georgia
Accessibility Code and the ADA. The handicap accessible spaces are 8’-6” x 18’ with the required
clear access isle. 1/6 of the required accessible spaces are van accessible spaces which are
centrally located on the ground floor of the parking deck.
Section 250-22 Dumpsters
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3 & 4 – The loading dock for this building will be accessed from Malone drive. It will feature items
that help it blend in with the rest of the building. For instance, the roll up doors that are going to
be used will be designed to blend into the storefront. The driveway into the loading area will be of
similar material as the sidewalk and will utilize a rolled curb so that it blends nicely with the
pedestrian walkway.
Section 300-47 Building Permits
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e. – The project is intended to be built in an environmentally responsible way. One of the things
the developer is considering is utilizing HUD financing. If HUD financing is utilized, there is a
requirement that the project will have to achieve a minimum rating of 75 on the Energy Star scale.
We are proposing to utilize the Energy Star system to meet both the HUD requirement as well as
the UDO requirement.
Section 350-2 Access Management
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a.1.d – The project is intended to be of a resort nature. As such we are utilizing a drive off of
Peachtree Boulevard that leads to a covered drop off area that is intended to be similar to a hotel
patron drop off area. There will be valet for the retail and restaurant patrons, as well as the
residents.
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a.1.e – At the Porte-cochere patron drop off area will be a turnaround space for cars. This will not
be a parking area, but a driveway to help ease the flow of traffic during high volume times.
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a.1.f – The project utilizes five curb cuts. One of them is on Peachtree Boulevard that leads to the
Porte-cochere patron drop off area. Four of them are on Malone Drive. One is an exit from the
Porte-cochere, one is the entrance to the loading dock, one is the entrance to the parking and the
final one is for a fire access lane that is required by the DeKalb County Fire Marshal.
Addendum 3.0 Streetscape Guidelines
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3.5.b - Parallel parking has been added along Malone Dr. which is a secondary street. This
parking will support the required retail storefronts along Malone Drive with readily accessible
parking for patrons. This parking is essential for the success of the of the retail storefront. The
retail storefront will also enhance the pedestrian experience along the rail trail which runs in front
the of the retail storefront.
The consideration of this application is appreciated.
Courtney Morrison, NCARB
Project Coordinator
Multi-Family Housing Studio
Wakefield Beasley & Associates
5200 Avalon Boulevard
Alpharetta, GA 30009
770.209.9393 Office
678.262.0025 Direct
[email protected]