[1. Call to Order ]
[00:00:03]
ALL RIGHT. GOOD EVENING. IT'S NOW 6:00 AND THE MEETING OF THE DESIGN REVIEW BOARD, SCHEDULED FOR SEPTEMBER 30TH, 2026, IS NOW CALLED TO ORDER. MY NAME IS MATT ADAMS AND I'M THE PLANNING DEVELOPMENT DIRECTOR FOR THE CITY OF CHAMBLEE.
IF THE MEMBERS OF THE BOARD WOULD PLEASE STATE THEIR NAME AND THEIR NAMES FOR THE RECORD.
YES. KATE HENRY. AILEEN DE LA TORRE. BRETT BOWDEN. JOSHUA WORDS.
LUISA TOVAR, DEPUTY DIRECTOR. ALAN GUERRA, PLANNER TWO.
SO THE PURPOSE OF THE DESIGN REVIEW BOARD IS TO REVIEW APPLICATIONS FOR DEVELOPMENT OF COMMUNITY IMPACT AND TO PROVIDE ARCHITECTURAL AND DESIGN RELATED RECOMMENDATIONS FOR THE MAYOR AND CITY COUNCIL TO CONSIDER ADOPTING AS CONDITIONS SHOULD THEY APPROVE THE PROJECT IN ITS CURRENT FORM.
AFTER THIS, THE APPLICANT WILL HAVE TEN MINUTES TO PROVIDE A PROJECT OVERVIEW TO THE BOARD.
A TOTAL OF TEN MINUTES WILL BE PROVIDED TO ALLOW FOR ANY PUBLIC COMMENT ON THE PROJECT AT THAT TIME MAY BE EXTENDED BY A MAJORITY VOTE OF THE BOARD, PROVIDED THAT THE APPLICANT IS GIVEN EQUAL TIME TO RESPOND TO THOSE COMMENTS.
FOLLOWING PUBLIC COMMENT, BOARD MEMBERS MAY DISCUSS THE PROJECT AND ASK QUESTIONS OF THE APPLICANT.
[2. Approval of Minutes ]
THAT WILL MOVE TO THE APPROVAL OF THE MINUTES FROM MARCH 5TH, 2026.I COULD HAVE A MOTION SECOND AND THEN MOVE FROM THERE.
I'LL MAKE A MOTION. OKAY. I'LL SECOND. MOTION HAS BEEN MADE AND SECONDED TO ADOPT THE MINUTES FROM THE MEETING OF MARCH 5TH, 2026. ALL THOSE IN FAVOR? AYE, AYE. ANY OPPOSED? ANY ABSTENTIONS? SO THE VOTE IS FIVE IN FAVOR, ZERO OPPOSED.
[3. New Business ]
SHALLOWFORD ROAD 4011, 4015, 4019, 4027, 4033, 4039, 4045, 4051 AND 4057 EAST JOHNSON CIRCLE. I'LL TURN IT OVER TO MY VERY CAPABLE TEAM TO PRESENT THAT APPLICATION.GOOD EVENING. YES, THIS IS DCI REQUEST FOR PZ 2026-1791.
PZ 2026 1793. THIS IS A REQUEST ZONING MAP AMENDMENT REQUEST FROM NEIGHBORHOOD RESIDENTIAL AND R-1 DISTRICT TWO VILLAGE RESIDENTIAL. FOR THE CONSTRUCTION OF A TOTAL OF 80 TOWNHOMES WITH SEVEN VARIANCES AND TEN WAIVERS.
THE APPLICANT IS MILEPOST DEVELOPMENT. AND THE ACREAGE IS 7.5 ACRES IN TOTAL.
THE SITE LOCATION, THE SUBJECT PROPERTIES CONSIST OF TEN PARCELS TOTALING 7.5 ACRES.
ACCESS IS PROVIDED ON TWO STREET FRONTAGES NORTH SHALLOWFORD ROAD AND EAST JOHNSON ROAD.
THE PROPERTIES ARE BORDERED BY SILVERTON AND MARLOW PUD DEVELOPMENT ALONG THE EASTERN PROPERTY LINES AND OCCUPIED BY SINGLE FAMILY RESIDENCES TO THE NORTH PROPERTY LINE ACROSS THE STREET IS THE JIM ELLIS CADILLAC DEVELOPMENT, WHERE CONSTRUCTION FOR THE PARKING STRUCTURE IS CURRENTLY UNDERWAY. THESE ARE SOME PHOTOS FROM OUR SITE VISIT.
AS YOU CAN SEE, THE VIEW FROM THE INTERSECTION OF NORTH SHALLOWFORD ROAD AND EAST JOHNSON CIRCLE.
THESE ARE THE PHOTOS FROM THE VIEW OF EAST JOHNSON CIRCLE LOOKING WEST.
[00:05:02]
OUT OF THE TEN LOTS. TWO OF THEM ARE VACANT LOTS.THE SITE IS ENCUMBERED BY A 45 FOOT WIDE COLONIAL PIPELINE THAT RUNS EAST TO WEST OF THE SITE, AS WELL AS THE STREAM AND STREAM BUFFERS RUNNING NORTH SOUTH BEHIND SIX OF THE SINGLE FAMILY HOMES.
THE STREAM BUFFER OCCUPIES APPROXIMATELY 2.5 ACRES OF THE TOTAL 7.5 ACRES OF THE DEVELOPMENT.
THERE ARE NO EXISTING SIDEWALKS ON EAST JOHNSON CIRCLE AND ON NORTH SHALLOWFORD ROAD.
IN TERMS OF THE PROPOSED DEVELOPMENT, AS MENTIONED, THE SITE TOTAL 7.45 ACRES.
THE APPLICANT SEEKS TO IMPROVE THE PROPERTIES WITH 80 TOWNHOME UNITS SPLIT UP INTO 13 BUILDINGS. EACH UNIT WILL HAVE A TWO CAR GARAGE.
THE TOTAL BUILDING SQUARE FOOTAGE IS 190,000 190,000FT² AND A SITE, THE FLOOR AREA RATIO TOTAL 0.598 OF THE FLOOR OF THE LOT AREA. APPROXIMATELY 49% OF THE DEVELOPMENT WILL BE IMPERVIOUS SURFACES AS IT WILL BE IMPROVED WITH INTERNAL STREETS.
THE UNITS FACING NORTH SHALLOWFORD ROAD AND EAST AND EAST JOHNSON CIRCLE WILL BE REAR LOADED UNITS, WHILE THE UNITS INTERIOR TO THE DEVELOPMENT WILL BE FRONT LOADED.
THE DEVELOPMENT WILL BE IMPROVED WITH FOUR RETAINING WALLS THAT WOULD HAVE A MAXIMUM OF TEN FEET.
THE RETAINING WALLS ARE PROPOSED BEHIND SOME OF THE FRONT LOADED UNITS DUE TO STEEP TOPOGRAPHY ALONG THE STREAM, TWO OF THE RETAINING WALLS WILL ENCROACH APPROXIMATELY 1500FT² WITHIN THE 75 FOOT STREAM IMPERVIOUS SURFACE SETBACK. IN TERMS OF STREETSCAPE IMPROVEMENTS THE SITE WILL BE IMPROVED WITH FIVE FOOT SIDEWALKS AND FIVE FOOT LANDSCAPE STRIPS ALONG BOTH STREET FRONTAGES, AS WELL AS INTERNAL SIDEWALKS WILL BE PROVIDED ALONG BOTH SIDES OF THE NEW PRIVATE STREET. THE APPLICANT ALSO CALCULATED THE PROPOSED OPEN SPACE, WHICH TOTALS ABOUT 2.72 ACRES, OR 36% OF THE ENTIRE SITE. THE APPLICANT ALSO PROVIDED A TREE CALCULATION, TREE DENSITY CALCULATION, AND WOULD BE EXCEEDING THE MINIMUM TREE DENSITY REQUIREMENT BY PROVIDING 844IN OF TREE CANOPY. IN TERMS OF THE LANDSCAPE PLAN, THE APPLICANT WILL BE PROVIDING NEW STREET TREES ALONG EACH STREET FRONTAGE. AND ALONG CERTAIN SEGMENTS OF THE INTERIOR PRIVATE STREETS AS WELL.
THE APPLICANT IN TERMS OF THE ELEVATIONS THE APPLICANT PROVIDED A ELEVATION AND LOCATION KEY WHICH PROVIDES THE ELEVATION FOR EACH TYPE OF OF UNIT. THERE IS A TOTAL, IF I COUNT IT CORRECTLY, OF 15 DIFFERENT ELEVATION TYPES.
THESE TWO BUILDINGS WOULD BE FACING NORTH SHALLOWFORD ROAD AND WILL HAVE STREET FACING FACADES WITH A RANGE OF 59% TO 89% BRICK. THAT APPLIES TO BUILDING 100.
BUILDING 200 AND 400. WE DON'T HAVE A STRIP ELEVATIONS FOR THE JOHNSON CIRCLE PROPERTIES. BUT BASED ON THE ELEVATION KEY THAT WAS PROVIDED, THOSE ELEVATIONS WILL HAVE A RANGE BETWEEN 50% TO 70% AT BRICK. THIS IS ONE OF THE EXAMPLES OF ONE OF THE VERY VARIOUS ELEVATIONS.
THIS IS ELEVATION 20A1A. ELEVATION 20A1B.
[00:10:08]
WE PRINTED SOME OF THEM FOR THE BOARD FOR REFERENCE.THE APPLICATION ALSO INCLUDED SOME OF THE PROPOSED BRICK REFERENCES OF THE PROPOSED BRICK THAT WOULD BE INSTALLED, AS WELL AS THE MATERIALS FOR THE BOARD AND BATTEN SIDING, SHAKES, SHINGLES AND GUTTERS AND SOME OF THE PAINT COLOR SELECTIONS. HERE YOU CAN SEE THE PROPOSED RENDERING.
AND THIS IS A DIFFERENT RENDERING AS WELL. AND WITH THAT, I LET YOU.
OH THANK YOU. SORRY, I'M PUSHING THE LABEL, BUT NOT THE BUTTON.
OH, WE'RE HAVING SOME TECHNICAL DIFFICULTIES, BUT.
WE'LL JUST WE'LL JUST GO AHEAD WITH THIS VIEW.
I CAN DO THE PRESENTATION BEYOND HERE. SO. BUT YOU TELL ME WHEN.
I'M. JUST. CURIOUS, MATT, IF YOU COULD JUST PULL THE MICROPHONE OVER TO WHERE YOU CAN SPEAK INTO IT.
THANK YOU SO MUCH. PERFECT. SCOTT ALSO HAS OWENS HARRISON HOLMES, WHO'S OUR BUILDER.
SO OUR SINGLE FAMILY, OUR TOWNHOMES, HARRISON BUILDS ALL THE, THE TOWNHOMES FOR US.
WE'RE, WE ALSO HAVE MITCHELL POULSEN WITH US.
SID IS WITH US TODAY. SID'S ON THE LANDSCAPE AND CIVIL SIDE.
SO IF WE HAVE ANY QUESTIONS WITH THAT. BUT WE'RE EXCITED TO BE HERE TODAY. I THINK WE'VE GOT A REALLY GOOD PROJECT THAT FITS INTO THE FUTURE LAND USE, THE CHARACTER AREA AND ALL THOSE THINGS. AND WE'RE EXCITED TO SORT OF PRESENT THE DESIGN SIDE OF IT FOR YOU.
YOU CAN MOVE THE SLIDE. WE'LL START WITH THE SITE OVERVIEW.
OKAY. SO AS MENTIONED, SEVEN AND A HALF ACRES, TEN PARCELS THAT WE'RE GOING TO CONSOLIDATE HERE.
NEXT SLIDE. TALKING ABOUT THE NEIGHBORS. WE OVERLAID THIS HERE.
SO TO THE EAST WE HAVE THE NEW GREYSTAR DEVELOPMENT MULTIFAMILY.
THE PARKING LOT IS ABUTTING THE TEN PARCELS HERE.
AND TO THE NORTH OF THAT IS TOLL BROTHERS. BOTH OF THESE PROPERTIES SIT UP HIGHER THAN OURS, AND THERE'S LIKE A RETAINING WALL SITTING THERE. SO THEY'RE SORT OF LOOKING, IF YOU CAN JUST IMAGINE, THEY'RE LOOKING DOWN INTO IT VERSUS UP AT IT OR, OR ADJACENT TO IT. DUE NORTH IS A SINGLE FAMILY HOME THAT'S IN R1, AND WE'VE ABIDED BY THE 30 FOOT BUFFER FOR THAT.
THAT'S THE ENTIRE VIEW ALONG NORTH SHALLOWFORD AND THEN A VARIETY OF SINGLE FAMILY HOMES, 50, 60, MAYBE A COUPLE OF INFILL, 80S, 90S, LIKE DEVELOPER HOMES NEXT SLIDE.
I THINK THIS IS IMPORTANT. TWO THINGS I WANTED TO POINT OUT HERE IS THE FIRST IMAGE ON THE LEFT IS THE CHARACTER AREA MAP FOR WE'RE IN PERIMETER VILLAGE AND NEXT TO IT ACROSS THE STREET. SO ACROSS EAST JOHNSON IS ESTABLISHED RESIDENTIAL, WHICH IS ANOTHER CHARACTER AREA. BUT PERIMETER VILLAGE IS LISTED AS MEDIUM AND HIGH DENSITY RESIDENTIAL,
[00:15:01]
COMMERCIAL OFFICE AND MIXED USE. SO THAT'S KIND OF WHAT WE'RE WORKING IN THE FUTURE LAND USE MAP IS UP THERE TOO.THIS IS FROM THE 2024 COMPREHENSIVE PLAN. AND THIS MEDIUM DENSITY RESIDENTIAL THAT WE'RE THE IS PART OF THE FUTURE LAND USE SHOWS THIS AS A SINGLE FAMILY ATTACHED HOUSING AND MULTIFAMILY HOUSING.
AND THEY SHOW THIS AS 6 TO 19 UNITS PER ACRE.
SO JUST KIND OF GIVING A LITTLE BACKGROUND HERE. NEXT SLIDE. SITE DESIGN AND LANDSCAPE.
OKAY. SO AS MENTIONED, 80 TOWNHOMES, THIS IS 10.7 UNITS PER ACRE.
SO IT'S ON SORT OF THE LOWER RANGE OF THE FULL RANGE OF DENSITY THAT'S BEEN RECOMMENDED.
13 BUILDINGS, THREE STORIES EACH. THESE RANGE FROM 1400 TO ABOUT 3000FT².
1400 IS BASED ON A VARIANCE. THE ACTUAL MINIMUM IS 1600 WITHOUT THE VARIANCE.
SO WE'VE REQUESTED THAT THESE ARE ALL GOING TO BE TWO, THREE AND FOUR BEDROOMS FOCUSED ON THREE AND FOUR BEDROOMS. TOWNHOMES ARE GOING TO BE A WIDE DEMOGRAPHIC OF, OF USERS.
SO SOMETHING IMPORTANT ABOUT THIS PROPERTY IS A SIGNIFICANT TOPO.
AS MENTIONED, THERE'S 150 FOOT STREAM BUFFER.
THERE'S ALSO A 45 FOOT PIPELINE EASEMENT. WE CAN'T TOUCH THAT.
WE CAN'T PUT A ROAD OVER IT. WE CAN'T CUT INTO THE GRADE.
YOU PUT THAT ALL TOGETHER. THAT'S ONE THIRD OF THE SITE THAT WE CAN'T USE TO DEVELOP.
SO I THINK IT'S A GOOD THING. IT'S, YOU KNOW, SOMETHING WE CONSIDER TO BE AN AMENITY.
YOU CAN FLIP THE SLIDE. OKAY, HERE'S THE STREETSCAPE PLAN.
ONE THING THAT'S INTERESTING HERE IS THERE'S, BY MY ROUGH CALCULATION, 1450 LINEAR FEET OF FRONTAGE ON THE TWO ROADS, NO SIDEWALKS. SO WE'RE BRINGING IN 1450FT OF LANDSCAPE STRIP SIDEWALKS, LIGHTING, ALL THE THINGS THAT COME WITH IT.
YOU CAN MOVE ON TO THE NEXT PLAN. THESE ARE JUST SOME IMAGES OF THE PRESENT SHRUBS, GROUND COVER.
NEXT SLIDE. ORNAMENTAL GRASSES AND PERENNIALS THAT WE'D BE BRINGING TO THE PROJECT.
YOU CAN MOVE TO THE NEXT SLIDE. ONE MORE. OKAY.
WE CAN GET INTO THESE IF IF Y'ALL WANT TO. BUT THE NEXT TWO REALLY JUST TALK ABOUT THE SITE ADJACENCIES, THE BUFFERS AND TO THE NORTH LIKE I MENTIONED IS IN R1, IT'S A 30 FOOT BUFFER.
AND WE'RE NOT ASKING TO CHANGE THAT. WE'VE HELD BACK 30FT.
WE HAVE ASKED TO PUT A FENCE INTO THAT BUFFER, JUST A PRIVACY FENCE FOR THE NEIGHBORS PRIVACY.
AND WE'RE DOING A SCREENING OF, OF TREES THROUGH THERE FOR THAT PRIVACY AS WELL.
ON THE SOUTH SIDE. IF YOU GO TO THE NEXT SLIDE, THERE'S ONE PARCEL THERE ON THE VERY BOTTOM CORNER THAT TECHNICALLY BORDERS ANOTHER. IN OUR ONE PROPERTY. IT IS AN ABANDONED HOUSE THAT I THINK IS OWNED BY SOME, MAYBE THE CAR DEALERSHIP OVER THERE.
BUT IT DOES HAVE A BUFFER BECAUSE IT'S IN R1 SO WE'RE HOLDING 30FT OFF OF THAT HOUSE AS WELL.
NEXT SLIDE. SO THE BUILDING DESIGN AND THE PRECEDENTS AND MATERIALS.
WE DO SOMETHING CUSTOM FOR EVERY SITE THAT WE DO ARCHITECTURES, CUSTOM.
AND WHAT I LOOK FOR, WHAT WE LOOK FOR IS A LOT OF CHARACTER VARIETY OF MATERIALS AND COLORS.
SO IT'S JUST NOT THIS SORT OF BANAL STACKING OF TOWNHOMES THAT ALL LOOK THE SAME.
I THINK THAT'S WHAT REALLY ENRICHES A PROJECT LIKE THIS.
IF YOU MOVE TO THE NEXT PICTURE, THESE ARE JUST MORE PRECEDENT DETAILS.
NEXT ONE. MENTIONED THESE BEFORE, COLORS, YOU KNOW, A NUMBER OF COLORS, BRICK, THE TEXTURES THERE.
NEXT SLIDE. AGAIN, WE'RE USING BOARD AND BATTEN SIDING AND, AND SHAKES.
AND I THINK ALL OF THESE TOGETHER WITH THE MASONRY BRING A LOT OF DIFFERENT SHADOW LINES TO IT.
[00:20:06]
THEY BRING KIND OF DIFFERENT PATTERNS THAT YOU SEE IN THE MATERIALS WHEN THEY'RE ON THE FACADES.NEXT SLIDE. I WANT TO PUT A FOCUS HERE JUST FOR A SECOND.
AND THE REASON IT SET BACK SO FAR IS THAT'S THE PIPELINE.
SO IT KIND OF CREATED THIS LITTLE MINI POCKET PARK FOR US IS, IS KIND OF THE WAY WE SEE IT.
SO WE, WE FRONTED THIS, THIS STREET AS CLOSE AS WE COULD GET IT.
BUT THAT'S WHAT YOU SEE. THIS IS A SET OF 8 20 FOOT UNITS.
THE DESIGN ITSELF, WE THINK OF IT AS KIND OF A STEP DOWN.
SO YOU HAVE GRAY STAR TO THE THE MULTIFAMILY 4 OR 5 STORIES TO THE EAST.
AND THEN THIS STEPS DOWN TO THREE. AND THEN WE GET TO THE NEIGHBORHOOD, WHICH IS ONE AND TWO STORY. SO I THINK WE THOUGHT ABOUT THAT, THE CHARACTER OF THE WAY THE BUILDINGS LOOK, THEIR DESIGN, THE WAY THEY STEP BACK FROM THE STREET AS PART OF THAT KIND OF STEP DOWN APPROACH. AND I THINK YOU CAN SEE IN THE RENDERING HERE, WE TRY TO STAGGER THE TOWNHOMES.
WE DON'T PUT THE SAME ONE OVER AND OVER. I TRY TO MAXIMIZE THE MOST ONE TOWNHOME GETS USED IS THREE TIMES, AND THEN WE CHANGE TO ANOTHER TOWNHOME TYPE AND THEN WE STEP THOSE BACK AND FORTH.
SO WE'RE WORKING ON WITH THAT YOU GET VARIETY CHARACTER, IMPROVED SHADOW LINES.
AND JUST AN OVERALL MORE RICH DEVELOPMENT. THAT'S AT LEAST THE GOAL.
AND FINALLY WE STAGGER THE ROOF LINES. I THINK YOU CAN SEE ON THAT PERSPECTIVE AS WELL.
WE USE GABLES, DORMERS, THE PORCHES ALL THOSE THINGS SO THAT YOU GET THIS SORT OF MOVEMENT UP AND DOWN, ESPECIALLY THE GABLES THAT YOU GET ON THE END AND SOME OF THE OTHER UNITS.
THE END UNITS TOO, WE HAVE ASKED FOR A VARIANCE.
TYPICALLY YOUR PORCH IS REQUIRED IN THE FRONT YARD.
SOME OF THE UNITS WHERE WE COULD FIT IT, WE TRIED TO MOVE THE PORCH TO THE SIDE YARD.
AND WHAT THAT DOES IS JUST GIVES YOU SOME MORE VARIATION.
AND WE FOUND THAT OUR, OUR HOMEOWNERS AND OUR USERS LIKE THE BIGGER PORCHES THAT WE GET ON THE SIDE, AND I THINK IT ENRICHES THE ARCHITECTURE AS WELL.
AND IF YOU MOVE ON, OH, WELL, THAT'S ALL I HAD.
YOU'VE GOT THE ELEVATIONS AFTER THAT, WHICH YOU GUYS HAVE ALREADY SEEN.
IF THE BOARD IS SO INCLINED, YOU CAN VOTE TO ALLOT ADDITIONAL TIME.
I'LL JUST ALBEIT YOU'D HAVE TO PROVIDE ADDITIONAL TIME TO ANYBODY WANTING TO SPEAK ON THE MATTER AS THE PUBLIC COMMENT, OR WE CAN MOVE INTO DISCUSSION. I'D LIKE TO ADD A COUPLE MINUTES OF EXTRA TIME, SINCE THERE WAS THE ISSUE IN THE BEGINNING, AND PROBABLY SPENT A GOOD MINUTE, AT LEAST NOT BEING ABLE TO TO TALK ABOUT IT.
GOTCHA. SO CAN I GET A MAJORITY VOTE ON THAT? SURE. COOL. ALL RIGHT. I MIGHT BE ABLE TO DO THIS IN 30S.
I'M REALLY AT THE END. GO BACK TO THE PERSPECTIVE YOU JUST HAVE.
OKAY, SO THIS IS THE SIDE OF THE BUILDING ON THE LEFT.
IT'S THE END UNIT. SO YOU CAN KIND OF SEE HOW THAT PORCH WRAPPED AROUND THE SIDE.
THIS IS A MINI COURTYARD, KIND OF INTERNAL TO THE TO THE SITE.
AGAIN, YOU SEE THE LANDSCAPING AND HOW EVERYTHING COMES TOGETHER.
SOME OF THE, THE PAINT CONCEPTS THAT WE USE TO ALSO BREAK UP THE FACADES AND THE BRICK MOVE ON TO THE NEXT PERSPECTIVE OR NOT PERSPECTIVE, BUT ELEVATION. THIS WAS SHOWN EARLIER. THIS IS OUR 20 FOOT UNIT BUILDING.
ONE OF, THERE MIGHT BE FOUR OF THESE IN THE PROJECT.
AGAIN, EACH ONE'S A LITTLE DIFFERENT. WE USE THE SAME END UNIT CAPS FOR ALL OF THEM.
BUT WE HAVE TWO. NEXT ONE I THINK THAT MIGHT SAY 200.
THAT'S ACTUALLY BUILDING 100. I MISLABELED THAT IT'S THE ONE THAT WAS SHOWN BEFORE.
THESE ARE 24 FOOT WIDE UNITS. SO AGAIN, THAT VARIETY GIVES US DIFFERENT FLOOR PLANS.
IT CHANGES THE WAY THE ARCHITECTURE, SORT OF THE DIMENSIONS OF THE ARCHITECTURE.
WE HAVE ONE MORE WINDOW TO EACH ELEVATION WE'LL DO.
A LOT OF TIMES WE'LL DO FOUR RATHER THAN THREE WHEN WE WHEN WE HAVE A BUILDING LIKE THIS.
THAT'S THE END OF IT. OH, I PUT A SURVEY IN. AND JUST IN CASE WE NEED TO REFER BACK.
AND MOVE INTO DISCUSSION PROVIDED THERE IS NO ONE HERE TO SPEAK IN PUBLIC COMMENT ON THIS.
SEEING NONE. I'LL OPEN IT UP TO YOU FOR DISCUSSION.
[00:25:08]
CAN YOU TALK ME THROUGH THE REASON FOR 5FT TO 4FT SIDEWALKS INSIDE, INSIDE THE COMMUNITY.SO THE CHANGE FROM 5 TO 4 IS TO BE ABLE TO FIT EVERYTHING INTO THE RIGHT OF WAY WITH SOME OF THE ADJUSTMENTS THAT WERE PART OF IT AND LEADING OFF OF THE UNITS.
SO LIKE FROM THE STOOP TO THE STREET, THAT'S ONLY REQUIRED TO BE FOUR AS WELL.
WE'VE HELD A FIVE FEET OUT ON THE MAIN STREETS THOUGH, SO NOTHING IS.
WE DIDN'T CHANGE ANYTHING THERE. THE PUBLIC STREETS.
I HAD A QUESTION ABOUT THE WAIVER ON THE GUTTERS.
IS THERE A REASON? BECAUSE YOU'RE LOOKING FOR A WAIVER FROM THE WIDTH CURB TO CURB, BUT IS THERE A REASON THAT YOU DIDN'T JUST PROPOSE A NONSTANDARD GUTTER DEPTH? LIKE AN 18 INCH CARBON GUTTER? AND MAKE IT A LITTLE SMALLER IS WHAT YOU'RE REFERRING TO? I IF YOU GO BACK TO THE PRECEDENTS WE WERE LOOKING, WE WERE TRYING TO DO SOMETHING THAT FELT A LITTLE MORE NATURAL IN THE WAY IT THE WITHOUT THE CURB IT WAS IT WAS LIKE A ROLLOVER CURB LIKE THAT THAT I, I THOUGHT FIT WITH SORT OF THE, THE DESIGN A LITTLE BIT BETTER.
AND ON TOP OF THAT, JUST AGAIN, TRYING TO FIT IT ALL.
I'M NOT SURE, SID, IF WE COULD, IF WE COULD HOLD TO A IF WE, LIKE, MADE THE GUTTERS SMALLER.
COULD WE EVEN MAKE THAT WORK? DO YOU KNOW? THERE'S A LOT OF. THERE'S A LOT OF LOCAL CITY STANDARDS.
SO IT JUST SEEMS LIKE A SOLVABLE ISSUE INSTEAD OF A VARIANCE ISSUE TO ME TO, TO MEET THE DRAINAGE NEED. AND I WOULD NOTE JUST FOR THE RECORD, THAT'S A WAIVER.
SO IT'S NOT A ZONING FUNCTION. WAIVER VARIANCE.
OKAY, SO THE GUTTER, IT SEEMS LIKE WE'RE JUST CASHING IN AS MUCH AS WE CAN FIT.
I KNOW YOU GUYS ARE WORKING WITH THE STREAM BUFFER, BUT, YOU KNOW, LIVING IN CHAMBLEE AND KNOWING THAT A LOT OF THOSE ARE REALLY STEEP AND, AND DEEP. THE 12, 1 THROUGH 12 UNITS AND 52 TO 62 JUST FEEL LIKE EXTREMELY TIGHT. YOU KNOW, YOU'RE, YOU'RE NOT USING THE ROAD ON THE ONE SIDE FOR DRIVEWAYS, WHICH I UNDERSTAND IS OUTSIDE OF YOUR CIRCULATION, BUT THEN YOU'RE ALSO PUSHING INTO THE STREAM BUFFER ON THE OTHER SIDE AND NARROWING UP THOSE UNITS SO MUCH. IT SEEMED TO ME LIKE THAT AREA WAS ASKING FOR JUST ONE LINE OF UNITS, AND THAT SHOEHORNING IT IN WAS CAUSING A LOT OF THE VARIANCE NECESSITY.
BUT CAN YOU TALK US THROUGH WHAT YOU TRIED TO DO THROUGH THERE? WELL, YOU EXPLAINED IT WELL. WE WERE TRYING TO MAKE SURE THAT EACH ROAD IS DOUBLE LOADED WITH UNITS ON EACH SIDE.
BUT. AND WE HAVE A RETAINING WALL IN THERE. I'M SORRY, BUT THE STRUCTURES THEMSELVES ARE NOT.
AND WE OFTEN BUILD AND I KNOW THIS ISN'T PART OF LIKE WHAT CHAMBLEE DOES, BUT WE'LL HAVE MUCH SMALLER DRIVEWAYS, SO WE KEEP THEM MORE COMPACT FOR THE LOOK AND FEEL THAT WE LIKE THIS SORT OF LIKE MORE EUROPEAN KIND OF THING THAT YOU'VE SEEN A LOT OF URBAN ENVIRONMENTS.
SO THAT'S WHAT WE WERE REALLY AFTER. AND JUST TO PULL EVERYTHING IN.
[00:30:02]
SO IT'S NOT QUITE SO SUBURBAN. SO I THINK IN THE END IT'S GOING TO FEEL REALLY WELL, BUT YES, WE WERE, WE'RE TIGHTENING IT DOWN BECAUSE IT'S THE ONLY WAY TO MAKE IT FIT, GIVEN HOW MUCH OF THE LAND THAT WE CANNOT DEVELOP.A FLOOR AREA ON UNITS 52 THROUGH 56. THE WHICH THE SINGLE FLOOR SQUARE FOOTAGE.
OH, FOR LIKE THE THE PAD OF IT OR THE WHOLE SQUARE FOOTAGE OF THE WHOLE UNIT? FOR THE PINK ONES. THE REALLY SMALL ONES. 52.
SO THOSE ARE THE 28 FOOT WIDE UNITS. I THINK THEY'RE 30FT DEEP, ROUGHLY.
IT'S ON. I DON'T HAVE THE CHART IN FRONT OF ME.
ACTUALLY, I REALLY LIKE THOSE UNITS BECAUSE THEY'RE NOT AS DEEP.
THEY GET MORE NATURAL LIGHT. ANYTIME WE CAN DO THAT, IT'S USUALLY WHAT BUILDERS TRY NOT TO DO.
BUT YES, THOSE SMALLER UNITS WAS A STRATEGY TO GET THAT TO FIT IN.
THAT'S RIGHT. AND THAT'S WHERE I THINK OUR GROUP WE BENEFIT FROM.
WE DESIGN THINGS CUSTOM TO FIT VERSUS JUST USING THE SAME FLOOR PLANS OVER AND OVER AND OVER.
IT LOOKS LIKE FROM THE CHART THEY'RE 24FT DEEP.
THAT'S ALL MY QUESTIONS FOR NOW. CAN YOU KIND OF COMING OFF THE SIMILAR TO THE GUTTER QUESTION.
JUST EXPLAIN THE STORMWATER STRATEGY IN GENERAL.
I MEAN, I SEE NOTES ABOUT. YOU KNOW, THERE BEING VAULTS BELOW THE STREETS.
BUT SORT OF WITHOUT GUTTERS, YOU KNOW WHAT? I DIDN'T, I DIDN'T COMB OVER EVERY DETAIL, BUT I DIDN'T SEE A LOT OF DETAIL ABOUT HOW YOU GET THE WATER FROM, FROM THE SURFACE TO THE, THE VAULTS, OTHER THAN THE NOTES ABOUT THERE BEING VAULTS.
SURE. THERE'S STILL DRAINAGE IN THE STREETS. AND LIKE YOU SAID, ALL THE VAULTS ARE UNDERNEATH IT HIDDEN, WHICH I THINK IS A BETTER FOR THE DESIGN ITSELF.
SID IS THE DRAIN IN THE CENTER OF THE STREET TYPICALLY WHEN YOU DO IT THIS WAY? YEAH. IT'S AN INVERTED CURB. SO THE DRAIN IS.
SID OWL WITH [INAUDIBLE] SO IT'S AN INVERTED CURB ON THE STREET.
SO THE THE GUTTER ITSELF IS BASICALLY ALMOST LIKE A HEADER CURVB.
SO WE WE'RE LOOKING AT FOR WATER QUALITY. WE'RE LOOKING AT HAVING BIOSWALES TO MEET THAT PURPOSE.
REALLY QUICK, JUST THE BIOSWALES THAT YOU'RE REFERRING TO ARE THOSE ON I GUESS LIKE COMMON AREA OR WOULD THEY BE ON INDIVIDUAL PROPERTIES? IT WOULD DEFINITELY BE IN COMMON AREAS AS, AS MUCH AS WE, WE COULD, WE WOULD ALSO APPROACH IF WE HAD TO AN EASEMENT FOR THAT, BUT MOST LIKELY IT WOULD BE IN COMMON AREAS.
WITH THE COMMUNITY BE RESPONSIBLE FOR THE ROAD AT THE END OF THIS IT WOULD BE A PRIVATE ROAD, PRIVATE. SO ANY INCREASED MAINTENANCE FROM DRAINING THE WATER TOWARDS THE CENTER OF THE ROAD WILL BE ON THEM. THAT'S RIGHT.
YOU BROUGHT UP THE STEP BACKS AND HOW YOU STEP BACK.
I THINK EACH TIME YOU SWITCH THE FACADE TYPE.
[00:35:03]
CAN YOU KIND OF WALK ME THROUGH WHY THAT IS? I SEE A LOT OF TOWNHOME DEVELOPMENTS WHERE IT'S EACH, EITHER EACH UNIT IS STEPPED BACK OR EVERY OTHER ONE, I WOULD SAY.IS THERE A REASON YOU YOU STICK WITH IT LOOKS LIKE AND JUST FLIPPING THROUGH THE PLANS, IT'S LIKE THERE'S THREE AND THEN IT KIND OF MAYBE HAS ONE AND THEN THERE'S ONE AND THEN TWO. YEAH. I KNOW YOU'RE TRYING TO BREAK UP THE FACADE, BUT DO YOU EVER DO IT WHERE YOU DO IT AT EACH ONE KIND OF OFFSET EACH ONE? HONESTLY, I TRY NOT TO. I SEE IT DONE SUCCESSFULLY.
I THINK IT'S, IT FEELS LIKE YOU'RE JUST SQUISHING A BUNCH OF DIFFERENT BUILDINGS TOGETHER.
IT'S A DESIGN STRATEGY. PEOPLE HAVE DIFFERENT PREFERENCES.
IS IS WHAT I'D SAY. THAT'S JUST MINE. I'M AN ARCHITECT BY TRADE AND DEVELOP AS WELL.
YEAH, I APPRECIATE THE MATERIAL CHANGES. I THINK IT LOOKS GREAT.
ANOTHER THING THAT WE'VE TRIED TO BE PRETTY CONSISTENT ABOUT WITH LARGER PROJECTS LIKE THIS IS RETAINING WALLS AND TRYING TO AVOID AS BEST WE CAN, LARGE SINGLE PLAIN RETAINING WALLS.
BECAUSE FRANKLY, THEY'RE UGLY MOST OF THE TIME.
RIGHT. PARTICULARLY WHEN THEY'RE BLOCK YOU KNOW, DID YOU GUYS EXPLORE ANYTHING OTHER THAN YOU KNOW, TEARING OF THE RETAINING WALLS, ALTERNATE MATERIALS OTHER THAN BLOCK.
IS THIS JUST A IS THIS I MEAN, I, I UNDERSTAND IN SOME SPOTS YOU'RE SQUEEZING PRETTY TIGHTLY, WHICH IS PROBABLY DRIVING IT. YOU KNOW, BUT TEN FEET, THERE'S A LOT OF TEN FOOT TALL RETAINING WALLS.
RIGHT. YOU TALKED ABOUT THIS STREAM BUFFER BEING A BIT OF AN AMENITY, BUT IT FEELS LIKE WE'RE, WE'RE TURNING OUR AMENITY A LITTLE BIT INTO A CANYON LINING IT WITH PRETTY TALL RETAINING WALLS ON BOTH SIDES.
SO IF THERE IS A LOGIC THERE, YOU KNOW, COULD YOU JUST EXPLAIN THAT A LITTLE BIT? SO WE'VE THOUGHT ABOUT IT A FEW DIFFERENT WAYS BECAUSE YOU CAN ALSO USE A FOUNDATION WALL IN THE, THE TOWNHOUSE ITSELF. SO THE WALL IS ACTUALLY PART OF IT OR FINDING A BALANCE BETWEEN THE TWO.
WE LANDED THIS WAY FOR TO SORT OF SIMPLIFY THE SITE.
SO THERE'S WE DON'T INTEGRATE THOSE WALLS INTO THE BUILDING ITSELF, BUT IT'S CERTAINLY POSSIBLE.
AND A LOT OF IT HAS TO DO WITH THERE'S JUST, THERE'S SO MUCH OF IT, THERE'S JUST SO MUCH TOPO IS THE MORE THAT WE CAN GET IT OUT OF THE STRUCTURES, IT JUST BECOMES A MORE MANAGEABLE SITE DEVELOPMENT PROJECT.
THAT'S THE MAIN REASON. AND I, I THINK WITH THE TEN FOOT WALLS IN REALITY, I REALIZE THEY'RE ON BOTH SIDES OF THE PROJECT. I THINK WITH THE TREES, ONCE IT GETS THE LANDSCAPING COMES IN, FILLS IN, I.
I STILL THINK IT'S GOING TO FEEL LIKE A, A GREEN VEGETATIVE PLACE BECAUSE A LOT OF THE YARDS, THEY LOOK OVER THE TOP OF IT, THEY DON'T LOOK AT IT.
YEAH, I, I, I UNDERSTAND THAT MAYBE ON THE SOUTH SIDE, BUT IT LOOKED LIKE FROM YOUR TREE PLAN.
THERE'S A LOT OF TREES BEING REMOVED NEAR THE ROAD THAT'S CROSSING OVER BECAUSE YOU'RE NOT RETAINING WALL, YOU'RE NOT DOING RETAINING WALLS THERE. YOU'RE GRADING IT. SO YOU GOT A LOT OF TREES COMING OUT OF THERE, BUT I DON'T SEE ANY NEW TREES REALLY, OTHER THAN THE LINER TREES ON THE ROAD ITSELF BEING SHOWN ON THE PLANTING OR THE LANDSCAPE PLAN.
SO I MEAN, AND FRANKLY, THAT NORTH PART IS LIKE THE, IS THE SPACE WHERE YOU'VE GOT THE TWO SORT OF FACING EACH OTHER. SO IT SEEMS LIKE YOU GOT THE WORST CONDITION WITH TWO RETAINING WALLS, BUT THE LEAST AMOUNT OF PLANTING HAPPENING TO COMPENSATE FOR IT.
RIGHT. SO AND PART OF THAT IS WE CAN'T PLANT IN THE BUFFER.
YEAH. I GUESS AS PART OF IT. DO YOU DO YOU HAVE I MEAN, OBVIOUSLY THEY'RE NOT IN THIS DECK BECAUSE EVERYTHING'S SORT OF LAID OUT WITH THIS THREE STORY APPROACH WITH THE GARAGE ON THE GROUND FLOOR.
[00:40:03]
IS IT A MODEL THAT HAS A GARAGE AT THE MID LEVEL OR YOU SPLIT LEVEL IT, OR IS IT JUST A FOUR STORY SOLUTION AT THAT POINT THAT'S GOT A BASEMENT.IT'S STILL THREE STORY. WE JUST IF THIS MAKES SENSE TO DEMONSTRATE THIS.
SO RIGHT NOW WE HAVE A YARD WITH A WALL LIKE THIS AND THE HOME SITS HERE.
SO EVERYTHING IS OUTSIDE. SO THE STEPS NOT YOU'RE NOT BENCHING THE TOWNHOME INTO THE GRADE.
CORRECT. YOU'RE STEPPING IT ON THE BACK SIDE OF IT.
SO THE WALL JUST PULLS CLOSER TO THE BUILDING ITSELF.
WHAT'S THE SLOPE IN THOSE YARDS? IT LOOKS TIGHT FROM THE CONTOURS THAT I COULD READ.
SID DO YOU KNOW? ON THE PROPOSED YARDS? JUST ON THAT SET, 52 TO 62.
WELL, WE'RE WE'RE PROPOSING THOSE TO BE USABLE.
SO IF THERE'S A WALL, YOU CAN ASSUME. I HEAR YOU.
DO YOU KNOW WHAT THE SLOPE IS ON THOSE YARDS? OH, REALLY? IT LOOKS TIGHTER THAN THAT ON THE PROPOSED CONTOURS THAT ARE ON HERE.
OF THE. WAY YOU'RE GOING TO EITHER HAVE A TERRACE RIGHT OUT OF THE.
IS THERE A REASON YOU GUYS DECIDED NOT TO DO TO JOSH'S POINT OF LIKE COMING IN AND PULLING OUT A DAYLIGHT BASEMENT SO THAT YOU COULD GET CLOSER TO THE STREAM BUFFER GRADE AND AND BRING YOUR GRADE DOWN BEHIND THOSE TIGHT UNITS? MORE THAN ANYTHING, IT'S JUST THE GARAGE HAS TO BE ON GRADE.
YOU CAN'T YOU CAN'T PUT ANYTHING UNDERNEATH IT.
THE FOUNDATION BE, YOU COULD HAVE A DAYLIGHT BASEMENT ON THE BACK.
SO THE GARAGE HERE AND THEN A ROOM UNDERNEATH.
WELL, THE UNITS, I MEAN TO YOUR ORIGINAL POINT, THOSE UNITS ARE PRETTY SHALLOW.
SO THERE'S REALLY NOT THE WHOLE GROUND FLOOR IS PROBABLY JUST A.
IT'S JUST THE GARAGE 24 FOOT DEEP. THAT'S THE REASON.
I MEAN, IT STILL HAS SOME SLOPE TO IT, BUT IT'S BETTER THAN NOT HAVING THE WALL ITSELF.
BUT WE COULD CERTAINLY EXPLORE, YOU KNOW, A MULTI-TIERED WALL TO REDUCE THE SCALE.
YOU KNOW THAT TO JOSH'S POINT, THAT'S A VERY CONSISTENT COMMENT THAT OUR BOARD HAS HAD FOR THE LAST 5 TO 10 YEARS OF INSTEAD OF, OF. IT'S SORT OF A VARIANCE. TELL ME THE RIGHT WORD.
IN THIS CASE IT WOULD BE RETAINING WALL. SO THAT WOULD BE A VARIANCE.
OKAY. INSTEAD OF A VARIANCE FOR THE RETAINING WALL, WE HAVE PREFERRED TO SEE A TIERED STEP DOWN APPROACH TO JUST MAKE IT LESS ABRUPT. I MEAN, EVEN IF IT'S, YOU KNOW, I'M A PARENT, EVEN IF IT'S A SAFETY CONCERN AT THAT POINT, YOU KNOW? SO SO INSTEAD OF IF THE MAX HEIGHT ALLOWED IS EIGHT FEET AND YOU'RE SAYING WE, WE GOT A TEN FOOT CONDITION, IT'S LIKE, WHAT CAN WE, CAN WE BE CREATIVE AND DESIGN THIS IN A WAY THAT WE DON'T HAVE ANY TIERS THAT EXCEED THE MAX ALLOWED, YOU KNOW, AND THEN YOU MAKE UP THE OTHER TWO SOMEWHERE ELSE. EITHER BY STEPPING IN AND CREATING A PLANTER OR SOMETHING IN IT OR SOME OTHER MEANS.
BUT THAT'S GENERALLY THE GOAL. OBVIOUSLY, I THINK, AS KATE SAID, ESPECIALLY IN A COMMUNITY WHERE WE'RE PRESUMING THIS IS FAMILY ORIENTED, RIGHT? LIKE AND THE LAST THING WE WANT TO DO IS HAVE TEN FOOT, YOU KNOW, RETAINING WALLS THAT THEN WE ALSO THEN HAVE TO GO PUT GUARDRAILS ON, TURN ON UGLY THING.
EVEN WORSE, YOU KNOW, IT SEEMS LIKE WE'D, IT WOULD BE BETTER FOR THE COMMUNITY AS A WHOLE IF WE COULD FIGURE OUT A WAY TO BENCH THOSE A LITTLE BIT MORE. WHAT IS THE DISTANCE FROM THE BACK OF THE HOUSE TO THE EDGE OF THE WALL, TO THE TOP OF THE WALL ON UNITS 52 THROUGH 56? AND WHAT IS IT? WHAT IS IT? ROUGHLY AVERAGED, YOU KNOW, LIKE FROM THE BACK OF THE EDGE OF THE HOUSE TO THE WALL.
CURRENTLY THE 56, IT LOOKS PRETTY TIGHT. SIR, IF YOU COULD SPEAK DIRECTLY INTO THE MICROPHONE.
THANK YOU. 15 TO 20FT. SOME ARE SOME COULD GET DEEPER DEPENDING ON WHERE THAT WALL ENDS UP.
[00:45:05]
THAT'S A SIMILAR CONDITION FOR 57 THROUGH 62 ROUGHLY.THOSE ARE GOING TO BE CLOSER THAN, SID, THOSE ARE THE ONES NORTH OF THAT.
NORTH OF THE PINK ONES THE 28 FOOT UNITS. THOSE ARE THE 20 FOURS.
THOSE ARE IT. YOU KNOW, IT VARIES FROM A COUPLE OF FEET UP TO 7 OR 8FT FOR THOSE UNITS.
YEAH. CAN YOU YOU SORT OF ALLUDED TO THIS, BUT ON THE 53 THROUGH 56.
SO SO ON 57 THROUGH 62, YOU, YOU, WHAT I PRESUME IS A FENCE LINE OUTSIDE OF THE WALL.
MUCH TIGHTER TO THE UNIT IN THE 52 THROUGH 56.
THE 24 FOOT DEEP UNITS, THE. AGAIN, I'M GUESSING IT'S A FENCE LINE SITTING ON TOP OF THE WALL.
THAT'S RIGHT. BUT IT'S CALLED OUT AS A TEN FOOT HIGH RETAINING WALL.
HOW DOES THE FENCE WORK IN THAT SITUATION? PINCH SITS JUST INSIDE OF IT AND CREATES A YARD.
SO SO IT ACTS AS THAT ALSO IS JUST THE FALL PROTECTION YOU'RE REFERRING TO.
MP 1.1. I'M JUST TRYING TO FIGURE OUT WHAT THESE DIFFERENT LINES REPRESENT.
OBVIOUSLY THERE'S A PROPERTY LINE THAT OVERLAPS IT.
THAT'S FINE I SUPPOSE. BUT THIS THERE'S A SOLID LINE THAT LITERALLY EXTENDS OVER IT.
WHICH I WOULD PRESUME TO MEAN THAT THE FENCE IS OUTSIDE OF THE, THE WALL.
YOU CAN KIND OF SEE SORT OF WHERE THE. YEAH, RIGHT.
THAT TOP PORTION, THERE'S, THERE'S SOLID LINES.
THAT'S THAT'S THE PROPERTY LINE THERE. THE, THE FENCE ITSELF WOULD EITHER FOLLOW THE DEPENDING ON THE LOCATION, BECAUSE THE WALL SORT OF HAS A BEND TO IT, IT WOULD FOLLOW THE WALL IF IT'S INSIDE OF THE LOT, AND THEN IT WOULD FOLLOW THE PROPERTY LINE IF THE WALL IS BEYOND THE PROPERTY LINE.
IT'S JUST LIKE A FOOT OR TWO INSIDE THE PROPERTY LINE.
BUT IF YOU'RE SAYING IF THE INTENT IS TO THAT, IT WOULD ACTUALLY FOLLOW THE, THE YEAH, THE FENCE WOULD THE FENCING WOULD NEVER BE ON THE LOW SIDE OF THE WALL. ALWAYS BE ON THE HIGH SIDE.
UNITS 63 AND 368, THE ONES THAT ARE BACKED UP TO THE ADJACENT DEVELOPMENT.
YOU MENTIONED, WE'RE ON THE LOW SIDE. YOU SAID THERE'S A RETAINING WALL, I THINK.
I THINK. I CAN'T REMEMBER. IS THIS IT'S A MULTIFAMILY THERE.
OR IS IT THE. IT IS. IT'S TOWNHOMES AT THAT. IT'S TRANSITION TO TOWNHOMES.
THOSE ARE SITTING HIGHER THAN YOUR PROPERTIES.
THEY ARE. THEY HAVE A RETAINING WALL, I PRESUME.
IN SOME AREA. THERE'S, THERE'S ALSO JUST SLOPE AS WELL.
THERE'S A THERE'S A PHOTO IN OUR PACKAGE. YOU MIGHT BE ABLE TO SEE IT.
ARE THESE? SO I GUESS I'M JUST TRYING TO FIGURE OUT WHAT.
BECAUSE IT SWITCHES. IT APPEARS BASED ON THE UNITS.
ON THESE UNITS IS THE FRONT FACING THE STREET.
WHAT IS YOUR FRONT AND WHAT IS THAT GROUPING OF UNITS? THE MIDDLE UNITS HAVE THE FRONT FACING THE STREET, THE TWO END UNITS AT THE FRONT FACING TO THE SIDES AND TO THEIR FRONT IS OPPOSITE THE GARAGE. OPPOSITE, SO 63 AND 68. THE WELL, THE FRONT IS TO THE TO THE SIDEWALK. YES, WE HAVE THE. FOR THOSE TWO WE HAVE THE PORCHES TO THE SIDE.
SO FOR EXAMPLE, UNIT 68 REALLY HAS NO BACKYARD BECAUSE IT'S RIGHT UP ON THE FENCE.
IS THAT RIGHT? THERE'S A TEN FOOT SETBACK THERE.
IT HAS A SIDE YARD. IT HAS A SIDE YARD IS BECOMES THE YARD.
IS THERE. IS THERE? IS THAT A RETAINING WALL? FIVE FOOT HIGH ROCK BRIDGE PLUS RETAINING WALL?
[00:50:07]
YES. THAT'S A WALL RIGHT THERE. THERE IS THAT JUST STEP BACK FROM THE PROPERTY LINE CORRECT.IS THIS THE IS THIS THE PROPOSED RETAINING WALL YOU MENTIONED? THAT'S RIGHT. HAVE YOU GUYS EVER USED OTHER MATERIALS OTHER THAN THE BLOCK? I MEAN, SOME SIMILAR SOME OF THE DEVELOPMENTS WE'VE GOT GOING ON RIGHT NOW.
I THINK SOME ARE USING LIKE GABION BASKETS AND THINGS LIKE THAT.
USUALLY IF IT'S OUT ON THE STREET, WE'LL DO, WE MIGHT DO SOMETHING LIKE THIS.
SOMETIMES WE'LL DO A GRANITE LIKE RUBBLE TYPE WALL, RUBBLE WALL, HOWEVER YOU PRONOUNCE IT.
GABION A LITTLE LESS SO. JUST BECAUSE OF HOW CLOSE IT CAN, YOU KNOW.
I GUESS FOR ME, JUST THE UNPREDICTABILITY OF IT OVER 30 YEARS OR SOMETHING LIKE THAT.
GABION WALLS LIKE OUR, YOU KNOW, A CUSTOM WALL WITH THE THE METAL MESH AND THE, THE STONE.
YEAH. YEAH. I MEAN, THERE'S THESE CONCRETE WALLS, JUST PURE BORING CONCRETE WALLS.
PLENTY OF TIMES TOO. YEAH. THEY GAVE HIM, GAVE HIM ALL THE STONES IN A BASKET TO OVERSIMPLIFY IT.
AGAIN, GOING BACK TO THE STREAM. YOU TALKED ABOUT IT BEING A LITTLE BIT OF AN AMENITY.
I KNOW YOU'RE LIMITED ON WHAT YOU CAN DO WITHIN THE BUFFER.
IS THERE ANYTHING OTHER THAN, YOU KNOW, ARE YOU ANYTHING ABOVE AND BEYOND JUST LEAVING SOME TREES IN THERE THAT WE'RE PLANNING TO DO TO THAT? CLEAN UP WALKING TRAIL? WHATEVER. JUST IT JUST DOESN'T GO INTO ANY DETAIL IN HERE OTHER THAN WE'RE REMOVING SOME TREES. SO JUST CURIOUS, WE HAVEN'T ADDED ANYTHING INTO THE BUFFER YET JUST BECAUSE OF, I GUESS, LACK OF ABILITY TO DO THAT. WITHIN THE CONTEXT OF, YOU KNOW, A VARIANCE OR SOMETHING LIKE THAT.
BUT WE COULD CERTAINLY CONSIDER A TRAIL OR I MEAN, THOSE ARE NICE AMENITIES FOR US.
WE, WE HAVE BEEN ASKED TO CONNECT THE NEXT DOOR TOLL BROTHERS SITE.
THEY HAVE A PATH THAT COMES OVER THAT WE'RE SHOWING THAT CONNECTS INTO OURS.
SO WE IMAGINE PEOPLE ARE GOING TO BE WALKING BETWEEN THE TWO DEVELOPMENTS BACK AND FORTH USING THAT RATHER THAN COMING ALL THE WAY DOWN TO NORTH SHALLOWFORD. SO I THINK A PATH OF SOME SORT WOULD, WOULD MAKE SENSE.
IS THAT PATH JUST SOUTH OF UNIT 63? CORRECT. I DON'T KNOW THAT IT'S BUILT YET.
THEY'RE SHOWING IT ON THEIR LDP. WE WERE ASKED TO CONNECT TO IT.
WE, MY BRAIN WAS GOING THE SAME PLACE. SO YES, TO ME, PART OF APPROVING A STREAM BUFFER VARIANCE IS FOR IMPROVEMENTS THAT ARE BENEFICIAL TO EVERYBODY TOO.
RIGHT. SO IF WE COULD GET THE RETAINING WALL HEIGHT DOWN INTO A NON, NON VARIANCE CONDITION. AND THEN EITHER BY TEARING OR OR BY REDUCING IT AND CHANGING THE GRADING.
BUT GETTING THAT AND THEN POTENTIALLY ADDING THE PATH COMPONENT, WHICH COULD BE INCORPORATED INTO A TIERED WALL ON THAT SIDE WOULD BE TO ME THE WIN WIN OF GOING INTO THAT, THAT BUFFER.
[00:55:09]
ACTUALLY CAME THROUGH WHERE THE PIPELINE WAS, IT JUST FEELS LIKE BUFFER IF YOU'RE OUT THERE, YOU DON'T KNOW THE DIFFERENCE. BUT THAT WOULD BE AS LONG AS THE PEOPLE WHO HAVE THE PIPELINE DON'T HAVE AN ISSUE WITH IT, WE COULD PUT A PATH THERE. IT'S GOING TO BE LIKE A, A MULCH PATH.YEAH, I DON'T, YOU CAN'T PAVE INSIDE OF THE BUFFER ITSELF, BUT WE USE MULCH TO DO THAT.
BUT EVEN IF IT'S NOT THAT LIKE THIS IS A FAIR IDEA.
YEAH. LIVE STREAM. IS THIS STREAM. IS IT A LINE? YEAH. YEAH. IT'S DEFINITELY A BLUE LINE STREAM.
DO YOU KNOW THE NAME OF THIS CREEK? THROUGH HERE.
OKAY. IT'S NOT. IT'S NOT DRY. TEN MONTHS OUT OF THE YEAR.
NO. NOT EPHEMERAL. OKAY. YEAH. IT SEEMS LIKE THERE'S AN OPPORTUNITY THERE TO, YOU KNOW, CREATE SOME SORT OF PATHWAY ALONG. I MEAN, OBVIOUSLY YOU'RE NOT. I KNOW WHAT YOU'RE TRYING TO MAXIMIZE YARD AND ALL THAT KIND OF STUFF.
EVEN THOSE HAVE. SO IT SEEMS LIKE WE COULD FIND SPACE TO DO SOME OF THIS TIERING.
THAT SEEMS LIKE YOU COULD ACTUALLY EMBRACE THIS THING AS AN AMENITY PIECE THAT PEOPLE CAN USE IN, IN. YES. I MEAN, WE'RE ALWAYS LOOKING FOR OPPORTUNITIES FOR CONNECTIVITY.
I THINK TOLL TOLL BROTHERS ALSO HAS TO RESPECT THE EASEMENT THROUGH THEIR PROPERTY.
SO WE'VE GOT A WIDE OPEN SPACE THERE TO, TO MAKE SOME SORT OF A CONNECTION.
I DON'T KNOW THE RULES FOR STREAMS. LIKE IF THAT COULD BE A, COULD A WOOD BRIDGE BE PUT THERE.
AND THEN IT JUST FOLLOWS OUR SIDEWALK OVER. YEAH.
YOU WOULD PROBABLY TAKE THEIR CONNECTION ACROSS.
YOU WOULDN'T WANT TO BUILD A WHOLE NOTHER I IF I WERE YOU.
I WOULDN'T WANT TO BUILD A WHOLE NOTHER CROSSING. WELL, NO ONE WANTS TO.
I'M SORRY. YOU HAD A QUESTION ABOUT A STREAM THAT.
I JUST WASN'T SURE. LIKE, HOW BIG THIS STREAM CAN MEAN A LOT OF DIFFERENT THINGS.
IT CAN BE A DRY BED TEN MONTHS OUT OF THE YEAR.
I DIDN'T KNOW IF WE JUST KNEW HOW BIG THAT STREAM WAS.
SO EVEN IF YOU KNOW THE WATER IS NOT THERE CONSTANTLY.
BUT I YEAH, I MEAN OUR GIS SYSTEM AND DEKALB COUNTY SYSTEM SHOWS IT AS A, AS A REAL STREAM.
WE DON'T KNOW THE NAME OF THE STREAM. BUT IT WOULD BE SUBJECT TO THOSE SETBACKS AND BUFFERS.
YEAH, SURE. AND I WAS MORE THINKING ALONG THE LINES OF LIKE, HOW, WAS THERE AN OPPORTUNITY TO MAKE A FOOTPATH THAT ACTUALLY CROSSED IT INSTEAD OF JUST RELYING ON THE ROAD? BUT OBVIOUSLY THE EXTENT OF HOW YOU ACHIEVE THAT IS VERY MUCH DETERMINED BY HOW MUCH WATER WE'RE TRYING TO CROSS.
AND TO THAT POINT, THE THE DISTINCTION THAT THE STATE'S GOING TO HAVE ON WHERE THAT CONNECTION CAN TAKE PLACE INSIDE THAT STREAM BUFFER BECAUSE UP TO THE. I THINK 25 FOOT MARK FROM THE POINT OF RESTED VEGETATION, ANYTHING BETWEEN THAT POINT AND THE MIDLINE OF THE STREAM IS THEIR JURISDICTION.
AND THAT'S WHERE A LOT OF THOSE FOUNDATION PILLARS ARE, ARE SUNK FOR PROJECTS LIKE THAT.
GIVEN SIMILAR THINGS I'VE SEEN IN ATLANTA WHEN I WORKED THERE.
SO IT'S BASICALLY LIKE A 50 FOOT SPAN THAT YOU HAVE TO GO ACROSS BEFORE YOU JUST TO START.
THAT'S THE STATE BUFFER. LIKE THE MOST INTERIOR ONE.
[01:00:05]
BUT I MEAN, I THINK THE OBVIOUS PATH FOR THE PATH IS TO CONNECT AND, AND TO USE YOUR CROSSING OF THE STREAM. BUT IT WOULD BE NICE IF IT, IF IT CONTINUED THROUGH YOUR GREEN SPACE BECAUSE YOU'RE NOT REALLY DOING MUCH WITH YOUR GREEN SPACE. SINCE IT IS A BUFFER AND YOU CAN'T DO MUCH.THAT SEEMS TO ME LIKE A GOOD GIVE BACK.
ANY OTHER COMMENTS? QUESTIONS, POINTS OF DISCUSSION.
CAN WE GO TO THE, THE ELEVATIONS? IN, IN THEIR PRESENTATION THEY SHOWED THE ONES ALONG EAST JOHNSON CIRCLE. BUT I THOUGHT IN OUR, IN, IN THE CITY'S PRESENTATION YOU SHOWED THE ONES FOR SHALLOWFORD.
IS THAT CORRECT? IT'S THE SAME ONE. IT'S BUILDING 400.
I THINK IT'S BUILDING 400. THINKING MORE, THE ONE LABELED 605 HUNDRED.
DO WE HAVE ELEVATIONS OF THAT? WE. WE HAVE DISTRICT ELEVATIONS FOR BUILDING 100 AND BUILDING 400.
THE REMAINING ELEVATIONS YOU'D HAVE TO USE THIS ELEVATION KEY AND FIND THE UNIT.
AND THEN THEY PROVIDED THE EXHIBITS FOR EACH OF THE DIFFERENT ELEVATIONS ELEVATION TYPES.
SO WE DON'T HAVE A STREET ELEVATION FOR EACH BUILDING.
OKAY. WELL I GUESS WHERE I WAS GOING WITH THAT IS I.
I, IT HELPED THAT YOU EXPLAINED WHAT THE LOGIC WAS WITH THE ONE, THREE, TWO, ONE SORT OF PATTERN YOU'VE GOT GOING OR ONE, ONE, THREE, TWO, ONE. IT DOES FEEL LIKE THE THREE.
IS A LITTLE BIG. LIKE IT'S FROM THE ELEVATION.
IT STOPS FEELING LIKE A TOWNHOME AND MORE LIKE A MULTIFAMILY BUILDING A LITTLE BIT.
IT FEELS A LITTLE BIT MONOLITHIC. I LIKE, YOU'RE DOING SOME SOME BREAKUP.
I FEEL LIKE I WOULD TRY TO EMBRACE THE TOWNHOME THING A LITTLE BIT MORE AND MAYBE MAX IT AT LIKE TWO JUST TO MAKE IT FEEL LESS LIKE A MULTIFAMILY BUILDING.
RIGHT? YOU TALKED A LOT ABOUT TRYING TO TRANSITION SCALE DOWN FROM THE TOLL BROTHERS SITE TO, YOU KNOW, WHICH OBVIOUSLY DETACHED SINGLE FAMILY HOMES.
IT FEELS LIKE THERE'S AN OPPORTUNITY HERE TO MAYBE EMPHASIZE THAT TRANSITIONING A LITTLE BIT MORE.
I'M I'M WITH YOU ON THE YOU KNOW, I DON'T NECESSARILY THINK THE SOLUTION IS WE MAKE EVERY SINGLE UNIT A COMPLETELY DIFFERENT FACE WITH A COMPLETELY DIFFERENT ROOF LINE. BUT, YOU KNOW, COULD WE ARCHITECTURALLY PROVIDE SOMETHING THAT MAKES A VISUAL BREAK EVEN IF THE MATERIALITY CHANGES OR STAYS THE SAME FOR THOSE THREE, RIGHT? WHETHER IT'S, YOU KNOW, A PARTY WALL DIVISION AT THE ROOF LINE OR IT'S A OR A SLIGHT STEP IN THE THING, MATERIALITY MAYBE CAN REMAIN CONSISTENT, BUT TO JUST TRY TO AVOID HAVING THE LARGE EXPANSES OF SINGLE PLANE AND REALLY MAKE THEM FEEL LIKE INDIVIDUAL UNITS.
I THINK WOULD, WOULD FURTHER YOUR YOUR GOAL YOUR INTENDED GOAL, I THINK.
YEAH. JUST WHEN, WHEN THE, YEAH, WHEN YOU LOOK AT IT IN THE RENDERING, IT JUST IT STARTS TO FEEL IT DOESN'T REALLY FEEL LIKE TOWNHOMES TO ME FOR WHATEVER REASON. MAYBE IT'S BECAUSE IT'S THE THREE STORIES, YOU KNOW, I JUST MIGHT VISUALLY, YOU KNOW, YOU START TO SQUINT. IT FEELS LIKE ONE BIG BUILDING.
AND TO JUST KEEP TWO VERSUS TWO VERSUS THREE.
I MEAN, WE CAN, WE CERTAINLY UNDERSTAND. YEAH.
BUT, YOU KNOW, AND WE HAVE A LOT OF EXAMPLES EVEN HERE.
[01:05:03]
YOU KNOW, STEPPING THE FACADES A FOOT OR WHATEVER, I THINK JUST VISUALLY BREAKS THEM UP AND ACTUALLY MAKES THEM FEEL LIKE INDIVIDUAL PIECES.IT FEELS LIKE THERE'S AN OPPORTUNITY THERE. THAT WAS MY LIST.
AND I WAS JUST GOING TO. I SEE WHAT YOU'RE SAYING.
I LIKE THE ELEVATIONS, BUT I UNDERSTAND WHAT YOU'RE SAYING ABOUT THE THREE.
BUT THAT ONE ALMOST LOOKS LIKE THEY ARE [INAUDIBLE] I WOULD PROBABLY STEP BACK SOMEWHERE IN THERE, [INAUDIBLE] I THINK IT'S JUST THE ANGLE. THEY DO HAVE A LITTLE SMALLER STEP BACKS AND.
BUT I DO THINK THAT THAT IT LOOKS LIKE THE FACADE YOU'RE DOING THERE.
IF I'M IF I'M LOOKING AT THE RIGHT ONES, WHICH IS LIKE 13 THROUGH 19, I THINK IS WHAT THIS IS SHOWING BASED ON THE LITTLE RECTANGULAR CROSS SECTION OR THE THE PATH CROSSING. THERE IT LOOKS LIKE YOU MAX OUT TWO UNITS OF THE SAME TYPE NEXT TO EACH OTHER, RIGHT? LOOKS LIKE WE GOT A ONE, TWO, TWO, ONE ONE PATTERN GOING.
AND IT JUST JUST THAT ONE MOVE MAKES IT FEEL BETTER.
AND THAT'S WHY WE HAVE SO MANY. SO WE CAN. YOU KNOW, I GUESS THAT'S WHERE I WAS GOING WHEN I FIRST THOUGHT OF IT IS LIKE WE HAVE A WHOLE PACKET HERE OF DIFFERENT UNIT TYPES, AND IT FEELS LIKE WE'RE LIMITING OURSELVES TO ONLY LIKE THREE OF THEM ACROSS THE FACE.
ANYTHING ELSE? WELL. I THINK THIS IS JUST A QUESTION PERIOD FOR EVERYONE ELSE. DOES ANYONE ELSE HAVE ANY QUESTIONS OR READY TO MOVE ON TO THE RECOMMENDATIONS? MY QUESTIONS ARE ALWAYS ABOUT CONNECTIVITY. AND IT LOOKS LIKE Y'ALL KIND OF INCLUDED THAT THERE.
SO. OKAY. ALL RIGHT. ARE WE ALL READY? I'LL TRANSCRIBE YOUR YOUR RECOMMENDATIONS.
SINCE WE WERE JUST TALKING ABOUT IT, I'LL GO AHEAD AND MAKE A RECOMMENDATION ON THE BUILDING FACADES. JUST MAKE A RECOMMENDATION THAT THE BUILDING ELEVATIONS BE BROKEN UP SO THAT NO MORE THAN TWO UNITS USE THE SAME ELEVATION AND A CONTINUOUS LINE MAKES SENSE. OR NO MORE THAN TWO OF THE SAME ELEVATION ARE REPEATED. THAT'S ACTUALLY HOW IT WAS COMING OUT, AS I WAS GOING TO PROPOSE IT BACK.
SO BUILDING ELEVATIONS WILL BE BROKEN UP SO THAT NO MORE THAN TWO ELEVATIONS ARE REPEATED IN ANY.
NO MORE THAN TWO CONTIGUOUS UNITS USE THE SAME ELEVATION.
THERE WE GO. TRYING TO DO THESE, A LIFETIME.
I'LL GO AHEAD AND ALSO MAKE A RECOMMENDATION THAT RETAINING WALLS WITHIN THE SITE BE BROKEN UP SO THAT THEY'RE TIERED IN A MANNER IN WHICH NO SINGLE TIER EXCEEDS THE MAX HEIGHT ALLOWED BY THE UDO GRADED TIERED OR REGRADED. SO THAT'S A RETAINING WALL SHOULD BE TIERED OR REGRADED SO THAT NO INDIVIDUAL RETAINING WALL EXCEEDS THE MAXIMUM HEIGHT.
[01:10:10]
FOR THE WAIVER FOR THE GUTTER. THE REASONING DID NOT MENTION THE REVERSE DRAINAGE, THE REVERSE CROWN OF THE ROAD FOR THE DRAINAGE. SO I WOULD TIE IT TO THAT.SO EITHER I WOULD RECOMMEND A REDUCED GUTTER WIDTH TO MEET THE NEED OF THE SITE OR TIE A HEADER CURB AND NO GUTTER TO A REVERSE CROWN ROAD WHICH IS WORKING, BUT TIE THEM TOGETHER SO THAT IF YOU END UP CROWNING THE ROAD, IN THE END, YOU ADD GUTTERS BACK IN. I DIDN'T CATCH THE LAST PART OF THAT.
SHE SAID, EITHER PROVIDE REDUCED GUTTER WIDTH OR, OR TIE APPROVAL OF A HEADER CURB ONLY.
SO BASICALLY CURB AND NO GUTTER GOTCHA TO A REVERSE CROWN ROAD PROFILE OR I MEAN CROSS SECTION.
OKAY. ALL RIGHT. SO THE THREE I HAVE THUS FAR ARE BUILDING ELEVATION SHALL BE BROKEN UP SO THAT NO MORE THAN TWO CONTIGUOUS UNITS USE THE SAME DESIGN. RETAINING WALL SHALL BE TIERED OR REGRADED SO THAT NO INDIVIDUAL TIER EXCEEDS THE MAXIMUM HEIGHT ALLOWED BY THE UDO.
OKAY. FOR THE VARIANCE TO ALLOW 1500FT² OF RETAINING WALL TO ENCROACH IN THE 75 FOOT IMPERVIOUS SURFACE SETBACK. I WOULD RECOMMEND TYING AN ADDITIONAL PERVIOUS PATH TO CONNECT TO THE ADJACENT PROPERTY AND CONTINUE THROUGH THE STREAM BUFFER AREA. SO JUST TO GET AROUND THE THE REQUIREMENTS FOR ZONING AND THAT SORT OF STUFF, I'M NOT GOING TO TIE IT TO THE SPECIFIC REQUIREMENT, BUT I CAN PASS THAT ALONG AS AN INDIVIDUAL RECOMMENDATION.
OKAY. SO PROVIDE A PERVIOUS PATH. IF A STREAM BUFFER VARIANCE IS REQUIRED.
I THINK THAT'S KIND OF HOW I WOULD LINK THOSE IF NECESSARY.
THREE, EITHER PROVIDE A REDUCED GUTTER WIDTH OR TIE A HEADER CURB TO A REVERSE CROWN CROSS SECTION.
AND FOUR PROVIDE PERVIOUS PATH THROUGH THE STREAM BUFFER IF REQUIRED.
WAIT IF STREAM BUFFER VARIANCE IS REQUIRED. OKAY.
ANY ADDITIONAL RECOMMENDATIONS FOR COUNCIL TO CONSIDER SHOULD THEY APPROVE THE PROJECT? ALL RIGHT. THAT I'LL HAVE A ASK FOR A MOTION TO ADOPT THESE AS THE BOARD'S RECOMMENDATIONS.
AND THEN A SECOND. MOTION. OKAY. IS THERE A SECOND? I'LL SECOND. ALL RIGHT. ALL THOSE IN FAVOR? ALL THOSE OPPOSED? ANY ABSTENTIONS? THAT'S FIVE IN FAVOR ZERO OPPOSED AND ZERO ABSTENTIONS.
ALL RIGHT. MOTION PASSES. WITH THAT, THAT CONCLUDES THE BOARD'S BUSINESS FOR TONIGHT.
IS THERE A MOTION TO ADJOURN? MOTION. SECOND.
SECOND. ALL IN FAVOR? AYE. AWESOME. GOOD NIGHT, EVERYBODY. THANK YOU.
* This transcript was compiled from uncorrected Closed Captioning.