CITY OF BROOKHAVEN

PLANNING COMMISSION MEMBERS Stan Segal Chairman Shannon Cameron Jack Honderd Adrian Schmidt John Funny Rob Francour John Hess AGENDA July 15, 2013 Work Session Meeting
200 Ashford Center N, Suite 150, Dunwoody, GA 30338

11:30 AM

A) CALL TO ORDER B) ORGANIZATIONAL AND PROCEDURAL ITEMS C) UNFINISHED BUSINESS D) NEW BUSINESS 1. Rezoning Ordinance (ID # 1113): RZ13-05 - Consideration of Rezoning of Century Center Office Park to PC-3 (Pedestrian Community District) Located Off Clairmont Road in Land Lots 195, 196, 201, 203, and 204, 18th District, DeKalb County, GA E) ADJOURNMENT

City of Brookhaven

7/15/2013 11:30 AM

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MEMORANDUM
MEETING OF: July/15/2013 DISTRICT/COMMITTEE:Planning Commission SUBMITTING DEPARTMENT: Community Development

ISSUE/AGENDA ITEM TITLE: RZ13-05 - Consideration of Rezoning of Century Center Office Park to PC-3 (Pedestrian Community District) Located Off Clairmont Road in Land Lots 195, 196, 201, 203, and 204, 18th District, DeKalb County, GA BACKGROUND/SUMMARY: Please see attached staff recommendation. FISCAL IMPACT: (Budgeted over or under) STAFF RECOMMENDATION: Please see attached staff recommendation. ATTACHMENTS:
ATTACHMENTS: RZ13-05 (PDF)

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Rezoning Petition: Date of Staff Recommendation Preparation: Special Called Planning Commission Public Hearing Date: Special Called Mayor and City Council Public Hearing Date:

RZ13-05 July 10, 2013 July 18, 2013 July 22, 2013

Project Name: Property Location:

Century Center Century Center Office Park located off Clairmont Road in Land Lots 195, 196, 201, 203, and 204, 18th District, DeKalb County 100.229 acres Dekalb County records indicate O-I (Office-Institution) and O-D (Office Distribution) PC-3 (Pedestrian Community District) City of Brookhaven Highwoods Realty Limited Partnership, Highwoods/Forsyth Limited Partnership and Century Centergroup, a Real Estate Investment Trust d/b/a Highwoods Properties, Inc., Remer H. Crum, and Emily Fisher Crum To create a pedestrian friendly town center accessible via sidewalks within Century Center, to recognize the existing built environment, and to allow for future mixed use and redevelopment containing commercial, office, residential, retail/service space, and hotel land uses.
Attachment: RZ13-05 (1113 : RZ13-05)

Acreage: Existing Zoning:

Proposed Zoning: Petitioner: Owner:

Intent:

Community Development Department Recommendation

Approval (Subject to Recommended Conditions)

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Location Map

BACKGROUND On July 1, 2013, the property owners of the area in question filed an application for annexation into the City of Brookhaven. On the same date, pursuant to O.C.G.A. 36-36-6, by authority vested in the Mayor and Council, the City of Brookhaven served DeKalb County with statutory notice of intent to annex the subject property. Pursuant to O.C.G.A. 36-66-4, the City of Brookhaven is mandated to complete all of the zoning procedures with respect to a piece of property to be annexed, except for the final vote on the zoning, prior to adoption of the annexation ordinance. Therefore, the City of Brookhaven initiated the zoning process and advertised for special called public hearings of the Planning Commission on July 18, 2013 and Mayor and Council on July 22, 2013. The City Council
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Attachment: RZ13-05 (1113 : RZ13-05)

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annexation hearing is also scheduled for July 22, 2013 (first read) while the second read is scheduled for July 23, 2013. Subsequently, the final vote on the zoning is scheduled on July 23, 2013.

SITE PLAN ANALYSIS The Century Center master plan, demonstrated below, recognizes the existing built environment and further identifies plans for future development. As shown on the master plan, pods have been identified. In addition to the pod detail, a future hotel site is also contemplated.

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Pod 1 This pod, basically the town center of the master plan, contains approximately 21 acres and is located at the center of the office park along both sides of Century Boulevard, and at present, consists of five, nearly fifty year old single story office buildings with a total of 106,109 square feet, with surface parking lots. As such, it is not only the best location, but has the greatest potential for a dynamic mixed use redevelopment which would include Class A commercial office space, residential, and retail/service. The overriding objective is to create a pedestrian Century Center. The Town Center is planned for a concentration of restaurants, attractive outdoor seating, and other park amenities. The various components are as follows: Class A Commercial Office up to 12 stories and 1,000,000 SF, including ancillary retail and services Residential up to 500 high-end multi-family units, condominium or rental Retail/service up to 75,000 SF Parking Ratio of 3.5 per 1,000 SF of office, up to 5 per 1,000 SF of retail (less as market requires when shared with office), and market driven for residential. Most parking will be structured. Hotel Pod 2 This pod is located to the south of 2200 Century Parkway, which is an existing 11 story office building. The pod, bounded by I-85 to the east, Century Boulevard to the south, and Century Parkway to the west, is approximately 3 acres and at present consists entirely of a surface parking lot. This parcel is planned for a 12 story, Class A commercial office building up to 300,000 square feet, including ancillary retail and services, with structured parking and a total of 3.5 spaces per 1,000 SF of office space. Pod 3 This is the Northeastern most pod, located at the end of Century Parkway and bounded to the Northeast by Peachtree Creek, and to the East by I-85. At present, this area is improved with primarily surface parking and a small, approximately 10,000 square foot annex building that is utilized as a service center for a large tenant located in the 2635 Century Parkway building. This parcel, containing approximately 9 acres, is planned for a Class A commercial office building of up to 300,000 square feet and 12 stories (comparable to the two existing, adjacent 10 story buildings), including ancillary retail and services, with structured parking and a total of 3.5 parking spaces per 1,000 SF of office space. Pod 4 This pod is located between Pod 2 and Pod 3, consisting of existing buildings 2200, 2400, 2500, 2600, 2635, and 2800 Century Parkway, which range from 5 to 11 stories, with a combined total of 956,861 square feet. This pod is approximately 28 acres. There are three structured parking decks as well as surface parking. This pod is planned for additional Class A commercial office space of 200,000 square feet, including ancillary retail and services, up to 8 stories.

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Pod 5 This pod, located at the intersection of the I-85 access road and Century Boulevard, contains the Marriott Atlanta / Century Center hotel. The hotel is subject to a ground lease, and the land is owned by Emily Fisher Crum, approximately 9 acres. The full service hotel consists of 15 floors, 282 rooms, 5 suites and 16 meeting rooms with 25,000 square feet of meeting space. The hotel has 4 dining facilities, The Stackstone Grille, The Stackstone Lounge, Century Caf and The Greatroom, along with 2 concierge levels. The site is planned to consist of the existing use. Pod 6 This pod is located at the main entrance of Century Center from Clairmont Road, and along Clairmont Road. This pod consists of existing buildings 1800, 1825, and 1875 Century Boulevard, and 2957 and 2987 Clairmont Road, totaling 687,164 square feet, with supporting surface and structured parking. This pod is approximately 29 acres. This pod is planned for additional Class A commercial office space of 200,000 square feet, including ancillary retail and services, up to 8 stories.
Attachment: RZ13-05 (1113 : RZ13-05)

ADJACENT LAND ANALYSIS The site is surrounded by offices, single family residential, multi-family residential, retail, a storage facility, and interstate I-85 and the access road to the interstate. The geographic direction of uses and zoning are noted in the table below. Direction Zoning Current Land Use Office, Gables Apartments, Single family residential

North

O-I, R-75

East

N/A

I-85 access road and Interstate

South

O-D, C-1

West

O-I

Office

Review Standards and Factors 1. Whether the zoning proposal is in conformity with the policy and intent of the Comprehensive Plan? The subject property is located in North Planning Area and is identified in the Office Park Character Area w Comprehensive Plan 2005-2025. The Office Park Character Area is intended to provide areas for mixed use including office, accessory commercial, and high density residential

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uses. The proposed PC-3 (Pedestrian Community District) zoning is identified within the City of Brookhaven Zoning Ordinance as a compatible zoning meeting the policy intent of the Comprehensive Plan. 2. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby properties? Given the existing built environment and uses that are suitable. 3. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned? Given the existing built environment, the property appears to have reasonable economic use as currently zoned, but appears to have areas that are yet to be s potential. 4. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property? Adjacent and nearby properties have been co-existing for some time. The Century Center Office Park does not appear to have caused adverse impacts during that time nor does it appear that the zoning proposal would adversely affect adjacent or nearby property. 5. Whether there are other existing or changing conditions affecting the use and development of the property which gives supporting grounds for either approval or disapproval of the zoning proposal? The existing use, proposed use, Comprehensive Plan, and intent of the Pedestrian Community District provide supporting grounds for approval of the zoning proposal. It should be noted that the purpose and intent of PC District regulations are to encourage the development of comprehensively planned, pedestrian-oriented, and human-scaled places. The PC District allows the flexible and compatible arrangement of residential, commercial, office, institutional, and civic uses, while preserving the significant and valuable features of the natural and artificial environment. The proposed zoning and master plan support these planning principles. 6. Whether the zoning proposal will adversely affect historic buildings, sites, districts, or archaeological resources? There are no such known national register historic buildings, sites, districts or archaeological resources identified, or known by staff, to be on or near the subject property. However, the subject property was once a farm belonging to Emily Fisher Crum s family where Mrs. Crum s father tended crops and where in the early 1900 s as a child she played. Today, Mrs. Crum is a distinguished philanthropist, 99 years old, and a resident of Brookhaven. Highwoods Properties, Inc. has erected a plaque on the subject property in recognition of the former Fisher Family Farm. 7. Whether the proposal will result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools? An increase in development will increase the use of streets, transportation facilities, utilities, and schools. The streets within the development are privately owned. Mitigating measures may be required to offset increased demand for services.

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Attachment: RZ13-05 (1113 : RZ13-05)

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INTERNAL AND EXTERNAL DEPARTMENT/AGENCY COMMENTS Brookhaven Public Works/Transportation: The City of Brookhaven Public Works/Transportation Department has not provided comments at this time. Brookhaven Police: The City of Brookhaven Police Department reviewed the area and identified the inclusion of a small industrial park, one large hotel, a large consumer warehouse with two nearby restaurants and approximately twenty office buildings one of which would be a critical infrastructure housing Federal Law Enforcement Headquarters. The department stated that the proposal comes at a good time since police department zone structure, to provide the services required to the residents and businesses, is currently underway. In dividing the city into police zones, the department has evaluated calls for service, crime statistics, response times and natural boundaries into consideration. In addition, the department believes more proactive police services can be provided including a four member team (1 Sgt. and 3 officers) to respond to any area of the city requiring special attention. These services would include anything from traffic complaints, community relations activities and crime suppression. This team would allow the City of Brookhaven to be more proactive, visible, and able to respond as backup as needed in any area of the city. The department believes the proposed annexation, existing built environment, and future use will bring grant opportunities to Brookhaven since the Police Department will be servicing the critical infrastructure facilities of the Federal Bureau of Investigation and Drug Enforcement Agency. DeKalb County Geographical Information System (GIS) Department: Department were received regarding the proposed annexation and are herein included. The DeKalb County GIS Department has indicated County maps and records will be updated upon receipt of annexation approval notification from the City of Brookhaven. GIS has also indicated, in regard to easements and drainage, that DeKalb County reserves for itself, its successors and assigns any and all existing water and sewer easements upon, over, across and under the proposed annexed land and any easement upon, over, across and under the proposed annexed land for the collection, direction, concentration, discharge, ponding or retention of rain waters, surface waters or waters from roads, streets, alleys, parks, lots, ditches, culverts, drains, lakes, rivers, streams, ponds, and properties of DeKalb County, Georgia or properties devoted to public use. DeKalb County Fire Marshal: No comment

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DeKalb County Board of Education: No comments have yet been received from the County Board of Education. DeKalb County Office of Watershed Management: No comments have yet been received from the County Office of Watershed Management. It should be noted that the City of Brookhaven recently approved a resolution providing for the establishment of stormwater service fee rates and credits to the stormwater service fee. Such fees which will generate revenue for the Stormwater Utility Enterprise Fund for stormwater management purposes.

Community Development Department Recommendation Approval (Subject to Recommended Conditions) RECOMMENDED CONDITIONS The staff recommends that the rezoning to PC-3 be Approved subject to the own to the following conditions: 1. The subject property shall be developed in substantial accordance with the Century Center Office Park Master Plan and Pod description included within the staff recommendation. 2. Pedestrian Community District development aspects pertaining to ownership, phasing, transportation, and stormwater management practices shall be executed by the developer in conjunction with the Community Development Director. 3. Any previous development standards or permits approved or issued by DeKalb County at the time of annexation shall be accepted by the City of Brookhaven. 4. Any previous conditions of zoning, special land use permits, variances, or other special permits imposed by DeKalb County shall be in effect and shall be implemented in conjunction with the master plan. Any such DeKalb County terms and imposed conditions by the City of Brookhaven shall be interpreted and implemented by the Community Development Director.
Attachment: RZ13-05 (1113 : RZ13-05)

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