DEVELOPMENT DEPARTMENT STAFF REPORT STAFF REPORT PUD/DCI HENNESSY FORD LINCOLN

Transcription

1 DEVELOPMENT DEPARTMENT STAFF REPORT Meeting Date: November 16, 2017 Item #: _PZ _ STAFF REPORT PUD/DCI HENNESSY FORD LINCOLN Request: Planned Unit Development (PUD)/ Development of Community Compact (DCI) Project Name: Hennessy Ford Lincoln Automobile Dealership Site Addresses: 5665, 5689 Peachtree Blvd, and 0, 3750, 3764, 3772, 3780 North Peachtree Rd Parcel Numbers: , 002, 006, 008, 009, 010 and Applicant: Pro Building Systems, Steven Ellis Owners Tuxedo Real Estate Partners Proposed Development: Redevelopment of an existing automobile dealership. Current Zoning: Corridor Commercial (CC) - This zoning district is intended primarily for commercial and mixed-use development and related accessory uses at a medium density. This district provides a location for residences, retail, goods and services and offices to satisfy the common and frequent needs of the city's businesses and residents with design standards and design parameters to encourage a pedestrian-friendly traditional urban form, oriented to pedestrians, which will limit the conflicts between vehicles and pedestrians. Staff Recommendation: District Standards: APPROVAL with conditions in part, and DENIAL in part CC Zoning District Standards (Boulevard Street/ Feeder Street) (Storefront Street) FAR (max.) 2.5 Front Yard Setback (min.) 20 ft Impervious Surface (max.) 80% Rear Yard Setback (min.) 20 ft Open Space (min.) 20% Side Yard Setback - Interior (min.) 0 ft Building Height (min./max.) 24 ft/60 ft Side Yard Setback - Street (min.) 13 ft 4 in First Floor Height (min.) 18 ft Landscape Zone/Sidewalk Zone (front) 10 ft/ 10 ft Lot Size (min.)/ Lot Width (min.) N/A, N/A Landscape Zone/Sidewalk Zone (Side) 7 ft/ 5 ft Page 1 of 13

2 Current Use: Surrounding Land Uses: Commercial automobile sales and service, and accessory uses. Hennessy Ford Lincoln currently occupies all of the subject parcels. The use is a permitted use in the CC zoning district. West CC, Commercial, Ed Voyles KIA dealership with parking deck East CC, Commercial, fleet vehicle sales, vehicle service North CC, Commercial, Ed Voyles Acura dealership South NC-1, Commercial/Residential use in residential structures Future Development Map: The subject property is within the Motor Mile Corridor character area of the Future Development Map in the City of Chamblee Comprehensive Plan. The vision for the Motor Mile Corridor character area is: The Motor Mile Corridor will continue to be a major regional shopping destination for auto sales and service. Though local commercial areas will be primarily auto oriented in their marketing, local land uses will reflect a mixed use urban environment that is friendly to alternative modes of transportation and visually appealing to visitors. The Key Policies and Implementation Measures include the following: Implement urban design standards that feature coordinated signage, inventory display, street furniture, lighting and landscaping that create a recognizable character for the corridor and improve walkability. Install a prominent gateway monument close to I-285, announcing that the area is part of Chamblee. Maintain appropriate buffers between residential areas to the north and the commercial uses along the corridor. Allow the continued use and adaptive reuse of older industrial buildings outside the view shed of the corridor within the requirements of the IT zoning district. Site Description: The subject property consists of seven parcels totaling 12.1 acres. Hennessy Ford Lincoln currently operates on all seven of the lots. The property has frontage on Peachtree Blvd and N. Peachtree Rd, but does not include the property at the intersection of those two streets. Peachtree Blvd is a State Route, and is subject to GDOT s regulations. There are currently three curb cuts along Peachtree Blvd, and four along North Peachtree Rd. There are eight buildings, constructed in the mid-1970 s with minor subsequent updates, a large monument sign, a flag pole, and a doublepanel billboard sign located on the property. There is a Nancy Creek tributary and a Flood Zone A located on the property. The tributary is classified as a stream and is protected by City and State stream buffers. The north lot line is actually the centerline of the stream. Parking lot paving, one of the existing buildings, the flag pole, and the billboard are located within the City s 50-foot nondisturbance stream buffer. More parking lot paving and portions of two buildings are located Page 2 of 13

3 within the City s 75-foot no-impervious surfaces buffer. There are approximately 19,658 square feet of impervious surface area located within the City s 75-foot stream buffer on the site. There is a six-foot wide sidewalk located along the back of the curb on the Peachtree Blvd frontage, but no street trees or pedestrian lights. There is no sidewalk, landscape strip, pedestrian lights or street trees on the N. Peachtree Rd frontage. A chain link fence with barbed wire runs along most of the N. Peachtree Rd frontage, within which for-sale vehicles are stored. Utilities along Peachtree Blvd are located underground except for the two power poles, one at the south end at one at the north end of the site. The existing impervious surface ratio is 81.6%, which is greater than maximum allowed. The existing buildings, mostly constructed of metal, are in various states of aging and disrepair. The facades of the two main sales buildings near the Peachtree Boulevard frontage are the only visibly updated features on the site. Those facades, painted gray with blue/white channel letters, represent the best, aesthetically, of existing structures on the site. The site has some large tree islands in the interior, but they mostly contain sod only, with a few bushes, and minimal trees. There are some mature trees around the perimeter of the site, and a large rectangular tract of mature trees and vegetation along N. Peachtree Rd. There are currently no water quality features on the site, and no substantial water detention facilities. Stormwater runoff mainly enters the stream and an above-ground detention pond located in the tract with the trees. Site History: There are no previous zoning cases for the property. The existing structures were constructed for an automotive dealership commercial use in the mid-1970 s and updated through the years. Description of Proposed Project: The applicant proposes to completely redevelop the site with a master-planned automotive dealership for Hennessy Ford Lincoln. To accomplish this, the seven parcels will be combined into a single lot with two parcels of ownership. Seven of the existing buildings, including the two that front Peachtree Blvd, will be razed; one existing building near the south lot line on N. Peachtree Rd will be enlarged and the exterior will be updated for a more appealing look. That building will be used for detailing and car wash. Two new buildings will be constructed: an approximately 72,973 square foot Dealership buildings with showroom, sales, administration and service, and a Quick Lane service building with office. The buildings will be oriented toward Peachtree Blvd and N. Peachtree Rd, respectively. The sales or office portions of the two new buildings will be the uses that front the respective roads. The service portions of each building will be in the rear of the building and oriented away from the street. The project will occur in two phases. Phase One will be demolition of the existing dealership buildings and construction of the new Dealership building and Quick Lane service building. Phase Two will be demolition of all remaining buildings, construction of reconfigured parking lots and remodeling of the detail and car wash building. Page 3 of 13

4 The proposed plan reduces the amount of impervious surface area by approximately 3.4%, to 78%. The amount of impervious surfaces within the City s 75-foot stream buffer will be reduced by approximately 34%. The area of land with the tract of trees and stormwater detention facilities along N. Peachtree Rd will be razed. Enhanced landscaping will be installed around interior lot lines, and landscape islands will be installed to include trees and plantings. The redeveloped site will meet the City s stormwater regulations. All code requirements are being met, except those for which the applicant has applied for a variance or waiver. The required landscape strips, sidewalks, street trees and pedestrian lights will be installed along both street frontages. The applicant proposes to install the full landscape strip and sidewalk crossing the stream. To do this, the applicant will pipe a section of the creek located in the GDOT right-ofway. The sidewalk and streetscape will connect to the driveway to north on the neighboring property, which is not owned by the applicant. The project will require GDOT approval. The applicant has submitted a Master Signage Plan. Applicant s Request: The project qualifies as both a PUD, two or more new or existing principal buildings to be constructed on a tract or several tracts of land of at least two acres, and a DCI, a development that is greater than 50,000 square feet of any use except that of single-family detached residential. When a development qualifies as both a DCI and a PUD, the applications may be combined. The applicant requests approval of a PUD and DCI with the following associated variances and waivers from the requirements of the UDO. Variance from Sec (a) to allow a building visible from the public right-of-way to have the appearance of a metal building; Variance from Sec (d)(1)(d) for service and storage areas to be visible from the right-of-way; Variance from 250-2(a)(4)(a) for the total number of parking spaces to exceed 110% of the minimum required number of off-street parking spaces; Variance from 250-2(a)(4)(a) for surface parking provided in excess of 100 percent of the minimum required number of off-street parking spaces to be pervious paving or grass paving. Variance from Sec (b)(8) to not install wheel bumpers abutting landscape strips. Variance from Sec to allow encroachment into the 50 foot no-disturbance stream buffer and 75 foot no-impervious surface buffer paved surfaces and associated land disturbance. Waiver from Sec to provide fewer than the minimum number of parking lot landscape islands, and to install ones that do not meet the minimum size requirements. Waiver from Sec (c) to not provide inter-parcel driveway and sidewalk access from the subject parking lot to adjacent parcels. Page 4 of 13

5 Waiver from Sec (a)(1)(c) for two-way driveway entrances to exceed 24 feet in width. Waiver from Sec (a)(2)(a) to have the spacing of two curb cuts on Peachtree Blvd be less than 369 feet apart. Waiver from Sec to not bury the above ground utilities along N. Peachtree Rd frontage. General Standards for Approval: PUD and DCI applications may be approved subject to such conditions as may be imposed in order to mitigate impacts which may be expected without the imposition of conditions. The following general standards described in Section (c)(3) of the UDO shall be considered in determining whether the planned unit development shall be approved: 1. Is the proposed development suitable in view of the use and development of adjacent and nearby property? The proposed development is suitable in view of the use and development of adjacent and nearby property. There is a cluster and an agglomeration of automobile-related uses along this section of the Peachtree Blvd Corridor in the City, and in Doraville to the north. This area is designated as the Motor-Mile character area in the Comprehensive Plan. The corridor features numerous automobile dealerships, many of which have redeveloped or are in the process of redeveloping to have a more up-to-date appearance and meet the current industry standard needs of the automotive sales industry for large dealerships. 2. Does the proposed development adversely affect the existing use or usability of adjacent or nearby property? The proposed development proposal does not adversely affect the existing use or usability of adjacent or nearby property. The proposed development is compatible with the surrounding uses, which are similar to the existing uses on the subject property. 3. Does the proposed development result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools? The proposed development will not result in a use which will or could cause an excessive or burdensome use on public facilities or utilities. The uses on site will be unchanged from the existing uses. The project is to replace old buildings and reconfigure development features. 4. Are there other existing or changing conditions which, because of their impact on the public health, safety, morality and general welfare of the community give supporting grounds for either the approval or disapproval of the proposed development? The applicant is proposing to install the streetscape along both frontages as required in the UDO. The area encompassed by Peachtree Rd, Peachtree Blvd and Chamblee Dunwoody Rd is very much lacking in both pedestrian and vehicular connectivity and predominantly features short Page 5 of 13

6 dead end streets. From the City boundary with Doraville on Peachtree Blvd to Broad St is a distance of approximately 1 mile. N. Peachtree Rd is the only thoroughfare in this one mile stretch to connect Peachtree Blvd to Peachtree Rd. The installation of a sidewalk and landscape zone with streetscape is very much needed along N. Peachtree Rd as it is an important connector road from Peachtree Blvd, and the residential areas north of it, to downtown Chamblee. Policies and Standards: The following review of six policies and standards described in Section 280-3(c)(2) of the UDO is required for the staff and the Architectural Review Board to make a recommendation to City Council to approve, approve with conditions, or deny the application: 1. Design shall be in harmony with the general character of the neighborhood and surrounding area, considering factors such as mass, placement, height, changing land use patterns, and consistency of exterior architectural treatment, especially in areas of historic and special design interest. The design, mass, height and placement of the proposed buildings are in harmony with the character of the surrounding area. The appearance of the buildings in the renderings is in keeping with the quality and aesthetics of some of the newer and recently remodeled large automobile dealership sites on the Corridor. 2. Design components shall be planned such that they are physically and aesthetically related and coordinated with other elements of the project and surrounding environment to ensure visual continuity of design. The development is a planned project that will consist of varying architectural characteristics that are consistent throughout the site. It is a departure from the unplanned, sporadic placement and construction materials used for the existing structures. The application includes a Master Signage Plan that shows a design consistency for signage throughout the project. 3. Design shall protect scenic views, particularly those of open space, and utilize natural features of the site. There are few natural features remaining on this site and in this area in general. The buildings will not interfere with any scenic views. The open-channel stream is a feature that is becoming near the Peachtree Blvd Corridor. Many channels were piped underground when the Corridor was undergoing heavy development decades ago, and recently a dealership on the Corridor began work to pipe an open channel of a stream. This segment of stream is a scenic feature. No buildings are being placed within the stream buffers, and substantial amount of paving is actually being removed from the buffers, to be replaced with vegetative surfaces. 4. Design shall protect adjacent properties from negative visual and functional impacts. The project removes seven old buildings, some of which exhibit signs of aging and disrepair such as rust and damage to the facades and roofs, and consolidates uses on the site by building two Page 6 of 13

7 new buildings and remodeling an existing building to have a new appearance on the exterior. The only negative visual impacts that would be created are those that would result from the removal of the stand of mature trees between the NC-2 zoned lots to the south. 5. Design shall respect the historical character of the immediate area as integral parts of community life in the city and shall protect and preserve structures and spaces which provide a significant link within these areas. Little or no historic character exists in this area. The character of this area is associated with automobile dealerships and similar uses. The new development will improve the aesthetics of the lot and the streetscape. 6. All exterior forms, attached to buildings or not, shall be in conformity with, and secondary to, the building. The project will consist of three buildings and signage. The applicant has submitted proposed elevations and a Master Signage Plan. All exterior forms, attached to buildings or not, shall be in conformity with, and secondary to, the buildings. Assessment of requests for concurrent approval of variances and waivers: The project requires approval of variances with respect to the requirements of the UDO and the following review and approval criteria described in Section (b)(2): a. There are extraordinary and exceptional conditions pertaining to the particular property in question because of its size, shape or topography; b. The application of this zoning ordinance to the particular piece of property would create an unnecessary hardship; c. Such conditions are peculiar to the particular piece of property involved; d. Such conditions are not the result of any actions of the property owner; and e. Relief, if granted, would not cause substantial detriment to the public good nor impair the purposes or intent of this zoning ordinance. Variance from Sec (a) to allow a building visible from the public right-of-way to have the appearance of a metal building; Various materials will be used on the three buildings. The primary material on the front exterior façade of the Dealership Building is Aluminum Composite Panel and Porcelain Tile Wall Cladding. The majority of the material on the sides and rear of that building will be Corrugated Metal Panel that will have a gray metal appearance. There will be large tall windows along most of the front façade of the Dealership building. The Quick Lane service building will be primarily concrete masonry (CMU) and Aluminum Composite Panel, with glass storefront system windows along the frontage and on the doors to the service bays. Page 7 of 13

8 At issue is the long corrugated metal sides of the building that fronts on Peachtree Boulevard. The intent of the regulation is to prevent unattractive structures such as corrugated metal buildings. The two sides of this building will be highly visible from Peachtree Blvd and one side of the building will be visible from N. Peachtree Rd. There is no hardship to justify the variance. Variance from Sec (d)(1)(d) for service and storage areas to be visible from the right-ofway; Storage and service of vehicles on automobile dealership lots predates the adoption of the UDO. As such, it is common to see this, particularly along the Peachtree Blvd Corridor. The inventory on site, automobiles, is a type of inventory that typically is kept in clean, aesthetically pleasing condition, as is the area around the inventory. It is also a part of the character area, and inventory display is one of the implementation measures for the character area. Due to the peculiar shape and configuration of the lot as a double-frontage lot, there is no portion of the lot that is not visible from a ROW. Relief, if granted, would not be a detriment to the public good nor impair the intent of this zoning ordinance. To require screening of the inventory area would not be in keeping with the character area, and removal of the inventory from the visible areas of the site, which is the entire site, would cause a hardship. Variance from 250-2(a)(4)(a) for the total number of parking spaces to exceed 110% of the minimum required number of off-street parking spaces; Management of grassed parking surfaces would pose a challenge to the operation of the site as an automobile dealership due to the constant presence and movement of vehicles throughout the site. The application of the zoning ordinance, when applied to the automobile dealership use on this particular site, would create a hardship. Variance from 250-2(a)(4)(a) for surface parking provided in excess of 100 percent of the minimum required number of off-street parking spaces to be pervious paving or grass paving. The application of the zoning ordinance would be impractical for the use and activities that occur on the site. The application of the zoning ordinance, when applied to the automobile dealership use on this particular site, would create a hardship. Variance from Sec (b)(8) to not install wheel bumpers abutting landscape strips. The applicant is installing the required perimeter parking lot landscaping zones, at a minimum, and in some areas is installing more than the five-foot wide landscape strip that is required. The entire interior perimeter of the lot will be curbed and trees and shrubs will be located a sufficient Page 8 of 13

9 distance from parking spaces so as not to come into contact with a parking vehicle. Therefore, the intent of this requirement is satisfied by the provision of wider landscape strips. The following factors described in Section (d) will be considered in determining whether to issue a stream buffer variance: 1. The shape, size, topography, slope, soils, vegetation and other physical characteristics of the property; 2. The locations of all streams on the property, including along property boundaries; 3. The location and extent of the proposed buffer or setback intrusion; 4. Whether alternative designs are possible which require less intrusion or no intrusion; 5. The long-term and construction water-quality impacts of the proposed variance; and 6. Whether issuance of the variance is at least as protective of natural resources and the environment. Variance from Sec to allow encroachment into the City s 50 foot no-disturbance stream buffer and 75 foot no-impervious surface stream buffer for paved surfaces and associated land disturbance. On the site as it exists today, there is paving located all the way up to and within the State 25 stream buffer. The applicant is proposing to remove all of the paving within the State 25 foot buffer, and a large quantity of paving within the City 50 and 75 foot buffers, and replace it with vegetation as required by the UDO and as required by the State for the 25 foot buffer. The applicant proposes to leave some paving the 50 and 75 foot buffers for visitor parking and inventory display. The amount of impervious surfaces within the stream buffer would be reduced by 34%. The property is an irregularly shaped lot. There are some topographical constraints, and with the north lot line being the center line of the stream a considerable portion of the lot is located in the stream buffer. The project requires approval of waivers with respect to the requirements of the UDO, and only in situations as described in Section , where, because of severe topographical or other conditions peculiar to the site, strict adherence to the provisions of Title 3 of the UDO would cause an unnecessary hardship that is not caused by the owner, the Mayor and City Council may, after considering the written recommendation of the Development Director, authorize a waiver from the terms of Title 3 only to the extent that is absolutely necessary and not to an extent which would violate the intent of Title 3. Waiver from Sec to provide fewer than the minimum number of parking lot landscape islands, and to install ones that do not meet the minimum size requirements. To meet today s industry standards for large automobile dealerships for the storage of inventory onsite, the applicant states it is necessary to provide parking lot features that allow the Page 9 of 13

10 dealership to park vehicles two and three cars deep in rows in the interior of the site. The applicant states that landscape islands for head-to-head parking, and landscape islands to separate vehicles into rows of ten spaces, are not feasible or practical for the use. Additionally, the applicant states that trees located in interior landscape island adjacent to vehicles create a situation where the inventory is affected negatively by leaf stains and bird droppings. To mitigate the loss of trees and green space, the applicant is enhancing the green space and plantings in the parking lot perimeter landscape strips. Waiver from Section 350-2(c) to not provide inter-parcel driveway and sidewalk access from the subject parking lot to adjacent parcels. Inter-parcel access to the six NC-2 zoned properties is not desirable and a future vehicle and pedestrian connection at each lot would, or any one of the lots, would potentially make the lot unusable due to the size of the NC-2 lots. It would also involve removal of much of the vegetative area and mature tree cover that provides a visual and noise buffer coming from the site and Peachtree Boulevard. Installation of the multiple connections would be detrimental to the site and poses a hardship for the property owner. Access easements should, however, be provided to the KIA site and to the small lot used for vehicle storage that abuts the southeast corner of the property. Waiver from Sec (a)(1)(c) for two-way driveway entrances to exceed 24 feet in width. Two approximately 30-foot wide curb cuts on Peachtree Blvd, and one approximately 28-foot wide curb cut on N. Peachtree Rd. are existing and are proposed to remain as is. One new 28-foot wide curb cut is being installed on N. Peachtree Rd across from Clyde Drive. The applicant is reducing the total number of curb cuts by three. However, there is no hardship to support the allowance of the additional width of the curb cuts. Waiver from Sec (a)(2)(a) to have the spacing of two curb cuts on Peachtree Blvd be less than 369 feet apart. Because there is greater than 400 feet of linear frontage on Peachtree Blvd, the applicant is permitted to have two curb cuts. On 45 MPH roads, the minimum driveway spacing allowed in the UDO is 369 feet. The two curb cuts would be 308 feet apart. The configuration of the front of the lot and the topographical conditions in that area necessitate a hardship that supports the approval of this request. The placement of the curb cuts, which is in their existing locations, will have to be approved by GDOT. Page 10 of 13

11 Waiver from Sec to not bury the above ground utilities along N. Peachtree Rd frontage. No severe topographical or other condition peculiar to the site has been identified that would cause an unnecessary hardship. The requirement to bury the overhead utilities along North Peachtree Road is applied due to the applicant s desire to redevelop the site. In addition, the applicant can request to pay a fee-in-lieu if extraordinary conditions do not permit the burial of current overhead utilities. Staff Recommendation: Based on the analysis of this application, using the standards and criteria found in Chapter 280 of the UDO, staff recommends APPROVAL of the PUD and DCI application PZ , with the following exhibits, conditions, variances and waivers. EXHIBIT A: Plan Set for Hennessy Ford Lincoln, dated October 17, EXHIBIT B: Master Signage Plan, dated September 12, Development shall be in substantial conformity with Exhibit A, Plan Set for Hennessy Ford Lincoln, dated October 17, 2017, and Exhibit B Master Signage Plan dated September 12, Prior to issuance of a building permit, the applicant shall record a Combination Plat approved by the City of Chamblee in DeKalb Superior Court. 3. Trees in the vegetative area abutting the NC-2 zoned properties to the south shall not be removed except for reasons related to the health of the tree, and only upon submittal of a report by a licensed arborist and review and approval by the Development Department. 4. A Variance is granted from Sec (d)(1)(d) for service and storage areas to be visible from the right-of-way. 5. A Variance is granted from Sec (a)(4)(a) for the total number of parking spaces to exceed 110% of the minimum required number of off-street parking spaces. 6. A Variance is granted from Sec (a)(4)(a) for surface parking provided in excess of 100 percent of the minimum required number of off-street parking spaces to be pervious paving or grass paving. 7. A Variance is granted from Sec to allow encroachment into the 50 foot nodisturbance stream buffer and 75 foot no-impervious surface stream buffer for paved surfaces and associated land disturbance in compliance with Exhibit A. 8. A Waiver is granted from Sec to provide fewer than the minimum number of parking lot landscape islands, and to install ones that do not meet the minimum size requirements. 9. A Waiver is granted from Section 350-2(c) to not provide inter-parcel driveway and sidewalk access from the subject parking lot to the adjacent parcels to the south zoned NC-2, and to the two parcels on the other side of the stream. The applicant shall provide Page 11 of 13

12 an access easement for future inter-parcel access to the property to the west, located at 5647 Peachtree Blvd; and to the property located at 3730 North Peachtree Road. 10. A Waiver is granted from Sec (a)(2)(a) to have the spacing of two curb cuts on Peachtree Blvd be less than 369 feet apart. Staff recommends DENIAL of the following variance and waiver requests: 1. A Variance from Sec (a) to allow a building visible from the public right-of-way to have the appearance of a metal building. 2. A Waiver from Section (a) to not bury the overhead utilities along North Peachtree Road. 3. A Waiver from Sec (a)(1)(c) for two-way driveway entrances to exceed 24 feet in width along Peachtree Boulevard only. ARB Recommendation: Based on the analysis of this application, using the standards and criteria found in Chapter 280 of the UDO, the ARB recommends APPROVAL of the PUD/DCI application PZ with the following exhibits, amended staff conditions (additions: strikethrough), variances and waiver: EXHIBIT A: Plan Set for Hennessy Ford Lincoln, dated October 17, EXHIBIT B: Master Signage Plan, dated September 12, Development shall be in substantial conformity with Exhibit A, Plan Set for Hennessy Ford Lincoln, dated October 17, 2017, and Exhibit B Master Signage Plan dated September 12, Prior to issuance of a building permit, the applicant shall record a Combination Plat approved by the City of Chamblee in DeKalb Superior Court. 3. Trees in the vegetative area abutting the NC-2 zoned properties to the south shall not be removed except for reasons related to the health of the tree, and only upon submittal of a report by a licensed arborist and review and approval by the Development Department. 4. A Variance is granted from Sec (d)(1)(d) for service and storage areas to be visible from the right-of-way. 5. A Variance is granted from Sec (a)(4)(a) for the total number of parking spaces to exceed 110% of the minimum required number of off-street parking spaces. 6. A Variance is granted from Sec (a)(4)(a) for surface parking provided in excess of 100 percent of the minimum required number of off-street parking spaces to be pervious paving or grass paving. 7. A Variance is granted from Sec to allow encroachment into the 50 foot nodisturbance stream buffer and 75 foot no-impervious surface stream buffer for paved surfaces and associated land disturbance in compliance with Exhibit A., provided the development is limited to the area indicated on the site plan. Page 12 of 13

13 8. A Waiver is granted from Sec to provide fewer than the minimum number of parking lot landscape islands, and to install ones that do not meet the minimum size requirements. 9. A Waiver is granted from Section 350-2(c) to not provide inter-parcel driveway and sidewalk access from the subject parking lot to the adjacent parcels to the south zoned NC-2, and to the two parcels on the other side of the stream. The applicant shall provide an access easement for future inter-parcel access to the property to the west, located at 5647 Peachtree Blvd; and to the property located at 3730 North Peachtree Road. 10. A Waiver is granted from Sec (a)(2)(a) to have the spacing of two curb cuts on Peachtree Blvd be less than 369 feet apart. 11. A Variance from Sec (a) to allow a building visible from the public right-of-way to have the appearance of a metal building, provided the CMU shall be of the type that has integral color and is not painted. 12. A Waiver from Section (a) to not bury the overhead utilities along North Peachtree Road. 13. A Waiver from Sec (a)(1)(c) for two-way driveway entrances to exceed 24 feet in width along Peachtree Boulevard only. Staff recommends DENIAL of the following variance and waiver requests: 4. A Variance from Sec (a) to allow a building visible from the public right-of-way to have the appearance of a metal building. 5. A Waiver from Section (a) to not bury the overhead utilities along North Peachtree Road. 6. A Waiver from Sec (a)(1)(c) for two-way driveway entrances to exceed 24 feet in width along Peachtree Boulevard only. Attachments: Attachment 1 Plan Set for Hennessy Ford Lincoln, dated October 17, (EXHIBIT A) Attachment 2 Master Signage Plan, dated September 12, 2017 (EXHIBIT B) Attachment 3 Application and Letter of Intent Attachment 4 Location Maps Page 13 of 13