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Tucker Northlake SLUPs

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Tucker Northlake SLUPs

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Zachary Hansen

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Land Use Petition: SLUP-22-0002

Date of Staff Recommendation Preparation: May 3, 2022

Planning Commission: May 19, 2022
Mayor and City Council, 1st Read: June 13, 2022
Mayor and City Council, 2nd Read: July 11, 2022

PROJECT LOCATION: 2247 & 2251 Northlake Parkway

APPLICATION NUMBER SLUP-22-0002

DISTRICT/LANDLOT(S): Land District 18, Land Lot 210

ACREAGE: 6.44 acres

EXISTING ZONING NL-2 (Northlake Office Park)

EXISTING LAND USE Office Building

FUTURE LAND USE MAP
Regional Activity Center
DESIGNATION:
OVERLAY DISTRICT: N/A

APPLICANT: SDM Northlake, LLC c/o Steve Martin

OWNER: SDM Northlake, LLC

Special Land Use Permit to allow a density above 24 units per
PROPOSED DEVELOPMENT:
acre.

STAFF RECOMMENDATION: Approval with conditions of SLUP-22-0002

Page 135 of 316

SLUP-22-0002
PROJECT DATA
The applicant is requesting a Special Land Use Permit (SLUP) to allow for a multi-family development
with a density greater than 24 units per acre (216 total residential units/33.5 units per acre) within an
existing office building. The subject parcels are approximately 6.44 acres, located on the eastern side of
Northlake Parkway and are zoned NL-2 (Northlake Office Park). While multi-family residential
developments are permitted by right in the NL-2 zoning district, the density is capped at 24 units per
acre. If a density of over 24 dwelling units per acre is proposed, a SLUP is required.

The site is currently developed as a vacant office building and parking deck. The office building is a
315,800 sq.ft., 9-story office building that was constructed in 2001 by AT&T. The property is fully
developed and is accessed via two full-access drive aisles on the adjacent property at 2245 Northlake
Parkway. The subject property is bounded to the north by the Habersham at Northlake Office Park. The
single-family detached subdivision, Winding Woods, is adjacent north and east. Located east and south
of the subject property is the Tucker Meridian Shopping Center. To the west is another vacant office
building, also previously occupied by AT&T, that has been rezoned to allow for an 80-unit for rent
townhome development, owned by the same entity as the subject property.

An adaptive reuse project is planned for the existing nine story (approximately 137’ tall) office building.
The request is to retrofit the building for a total of 216 multi-family residential units. The applicant is not
proposing to modify the exterior or add height to the existing office building, other than freshening up
the façade. It is possible that balconies will be added (recessed) to the front elevation but that has not
been decided at this point.

In discussions with the applicant, the unit breakdown of the 216 units will include approximately 151
one-bedroom units (approximately 765 sq.ft.) and approximately 65 two-bedroom apartments
(approximately 1,450 sq.ft.). The applicant is not proposing any three-bedroom units. Indoor amenities
(approximately 8,000 square feet) include a clubroom lounge, co-working style lounge (shared
conference and phone rooms), fitness center, and dog spa. A proposed outdoor amenity area, including
a pool and terrace (6,040 square feet), is shown near the southern property line, adjacent to the
southern side of the proposed residential building. All amenity areas would serve the proposed
apartment development and adjacent and entitled townhome development.

The submitted site plan shows approximately 3.77 acres of open space (59% of the site). While it should
be noted that the open space provided would be undisturbed, it is not a requirement that it be usable
open space, however usable open space would provide additional amenities to the proposed
development.

The applicant is proposing to use the existing seven level parking deck on the property, which contains
approximately 1,200 covered parking spaces, for the proposed multi-family development. From the
submitted site plan, a new raised path connecting the parking deck to the residential building would be
provided. It should be noted that the applicant is requesting a separate application, for the adjacent
properties to the west, to amend approved conditions of zoning (RZ-22-0002) to allow for a minimum of
23 guest parking spaces for the townhome development to be relocated from the southern portion of
the property to the parking deck.

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SLUP-22-0002
Access would be provided to the multi-family building via two entrances along Northlake Parkway,
through the adjacent 80-unit for rent townhome development. The property owner has stated that while
the townhomes and office conversion would be done by different firms, all 296 units would be managed
by the same property management group. The southern entrance includes a tree-lined boulevard with
a pocket park. The northern entrance provides a direct connection to the existing 7-level parking deck
(1200 spaces).

USE ANALYSIS AND DEVELOPMENT PERMISSIONS

The subject property is located within the NL-2 (Northlake Office Park) zoning district. The intent of the
Northlake Zoning Districts is to encourage development and redevelopment of properties in order to
implement the policies and objectives of the Comprehensive Plan; support higher-density housing,
office, and mixed-use centers which have appropriate access and infrastructure; to provide for the
development of sidewalks and walkways in order to promote safe and convenient pedestrian access and
to reduce dependence on automobile travel; and to protect the health, safety, and welfare of the citizens
of the City of Tucker. Taken together these items serve to unify the distinctive visual quality of the
Northlake area.

CHARACTER AREA (Future Land Use)

Development strategies include encouraging a relatively high-density mix of retail, office, services, and
employment to serve a regional market area and developing a diverse mix of higher-density housing
types including multi-family. Because Northlake is readily accessible from the highway and is already
more developed, redeveloping and retrofitting the area to include more residential uses in this portion
of the city is considered both desirable and appropriate.

PUBLIC PARTICIPATION PLAN REPORT

The applicant hosted a one-hour-and-fifteen-minute-long community meeting on March 30, 2022, after
mailing a letter and site plan explaining the proposed project to all property owners within 500 feet of
the subject parcel. Thirteen people were in attendance, including the applicant and developer.

This community meeting was held in conjunction with the community meeting for the adjacent parcel,
2245 & 2247 Northlake Parkway (RZ-22-0002). Questions included rental price, location of the proposed
trail, parking, timeline for buildout, and number of bedrooms proposed.

It does not appear that any changes were made to the site plan as a result of the Public Participation
Meeting. However, only minor site changes are proposed to the existing site.

Page 137
Page 3of 316
SLUP-22-0002
NEARBY/SURROUNDING LAND ANALYSIS
Adjacent & Surrounding Zoning
Existing Land Use
Properties (Petition Number)
Adjacent: North NL-2 (Office Park) Habersham at Northlake office park

Adjacent: Northeast; East R-85 (Residential Medium Lot-85) Winding Woods neighborhood

Adjacent: South NL-2 (Office Park) Tucker Meridian Shopping Center

Adjacent: Northwest NL-2 (Office Park) Office building and surface parking lot
Surface parking for existing office
NL-4 (Vista Dale Court) and NL-2
Adjacent: Southwest building and Tucker Meridian Shopping
(Office Park)
Center
Office building and surface parking lot;
Adjacent: West NL-4 (Vista Dale Court)
entitled for townhomes

Zoning and Aerial Exhibits.

Page 138
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SLUP-22-0002
SLUP-22-0002 DENSITY
CRITERIA TO BE APPLIED – SPECIAL LAND USE PERMIT
Criteria (standards and factors) for special land use decisions are provided in Section 46-1594 of the City
of Tucker Zoning Ordinance. The applicant is required to address these criteria (see application); below
are staff’s findings which are independent of the applicant’s responses to these criteria.
1. Adequacy of the size of the site for the use contemplated and whether or not adequate land
area is available for the proposed use including provision of all required yards, open space, off-
street parking, and all other applicable requirements of the zoning district in which the use is
proposed to be located.

The subject property is approximately 6.44 acres and consists of an approximately 315,800-
square foot 9-story office building and 7-story parking deck. The site is adequate in terms of land
area and the applicant is proposing to retrofit the existing office building to allow for the
proposed 216 multi-family units.

No site work is proposed other than the alteration and expansion of the existing drive aisle, to
accommodate fire access requirements, and the addition of an elevated amenity area on the
southern side of the subject building.

The 1,200 space parking deck well exceeds the parking requirements for the development.

2. Compatibility of the proposed use with adjacent properties and land uses and with other
properties and land uses in the district.

From a land use standpoint, the proposed development is compatible with the land uses and
development of adjacent properties with the exception of the Winding Woods Subdivision.
However, only 2251 Northlake directly abuts Winding Woods and that parcel will remain
undeveloped if the SLUP is approved. The detention pond for the Meridian Development is
located in between the proposed multifamily conversion and the Winding Woods neighborhood.

3. Adequacy of public services, public facilities, and utilities to serve the proposed use.

Schools. When fully constructed, the proposed development would be expected to add 22
students to DeKalb Schools, which includes 9 at Midvale Elementary, 3 at Tucker Middle, 6 at
Tucker High, 4 at other DCSD schools, and 0 at private schools. The DeKalb County School District
stated that all three neighborhood schools have capacity for additional students.

Stormwater management. Owner/developer shall provide stormwater management in

compliance with Tucker’s Post Construction Stormwater Management Ordinance.

Water and sewer. Water and sewer approval is required by the DeKalb County Department of
Watershed Management. Approval of the SLUP shall be conditional to Watershed approval.

4. Adequacy of the public street on which the use is proposed to be located and whether or not
there is sufficient traffic-carrying capacity for the use proposed so as not to unduly increase
traffic and create congestion in the area.

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SLUP-22-0002

The subject property has two existing full-access curb cuts along Northlake Parkway. The City
Engineer has reviewed the application and did not have any comments regarding inadequate
access to the site.

The applicant submitted a trip generation memo which analyzed the traffic generated by the
existing office building (if fully leased), the proposed development by itself, and proposed
development with the adjacent for-rent townhome development, to the west. In the memo, the
existing approximately 299,275-square foot office building, would generate a net of 3,078 total
daily trips, with 308 AM peak hour trips and 323 PM peak hour trips.

The expected trips generated by proposed development would generate approximately 1,088
total daily trips, with 68 AM peak hour trips and 86 PM peak hour trips. It should be noted that
the trip generation memo analyzed the impact of 200 multi-family units; however, 216 multi-
family units are proposed with this development.

The memo also included an analysis of the traffic generated by the townhomes and multifamily
units. The expected trips for both developments would result in approximately 1,652 total daily
trips, with 107 AM peak hour trips and 134 PM peak hour trips.

The traffic study that was submitted on May 13, 2022 states that “all study intersections currently
operate at acceptable LOS during both the AM and PM peak hours” and that under no build and
build conditions all “intersections are projected to continue to operate at acceptable LOS during
both the AM and PM peak hours.” Additionally, the study states that no off-site intersection or
site-access improvements are recommended.

5. Whether or not existing land uses located along access routes to the site will be adversely
affected by the character of the vehicles or the volume of traffic generated by the proposed
use.

It is not expected that Land Uses along Northlake Parkway would be adversely affected as the
proposed development has two access points, one of which is located at the intersection of
Northlake Parkway and Northlake Center Drive and contains a traffic signal. Additionally, the
proposed development is located approximately 400’ from the on-ramp to I-285 west. With the
proximity of the proposed development to the interstate, the proposed development should not
generate an exorbitant amount of traffic volume.

6. Adequacy of ingress and egress to the subject property and to all proposed buildings,
structures, and uses thereon, with particular reference to pedestrian and automotive safety
and convenience, traffic flow and control, and access in the event of fire or other emergency.

The proposed development meets this standard. The two development plans align and provide
sufficient pedestrian and automobile access throughout the site. Alterations have been proposed
to the ingress/egress for emergency vehicles to the south of the office building and amenity area.
The proposed expansion would provide sufficient access for emergency vehicles.

Page 140
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SLUP-22-0002
7. Whether or not the proposed use will create adverse impacts upon any adjoining land use by
reason of noise, smoke, odor, dust, or vibration generated by the proposed use.

The proposed development will not generate excessive noise, nor will it emit smoke, odor, dust
or vibration. Therefore, no adverse impacts on adjoining land uses are anticipated.

8. Whether or not the proposed use will create adverse impacts upon any adjoining land use by
reason of the hours of operation of the proposed use.

It is not expected that the proposed 216 multi-family units, if approved, would result in unusual
hours of activity.

9. Whether or not the proposed use will create adverse impacts upon any adjoining land use by
reason of the manner of operation of the proposed use.

Allowing a multi-family development at a density of 33.5 units per acre could affect the existing
use or usability of nearby properties. Ideally, you transition zoning and development from low
density single-family detached to a medium density residential (such as townhomes), to
commercial/office/high density residential (such as apartments). Providing a transition from
more intense development to less intense development is typical of traditional zoning as it
provides a step-down in intensity as you move away from the urban core of a city.

If this application is approved, that transition would not be provided as townhomes would be
located adjacent to Northlake Parkway and apartments would be adjacent to Winding Woods
subdivision. However, staff will note that only the undisturbed green space at the northeast side
of the property is immediately adjacent to Winding Woods. The detention pond for Meridian
separates the proposed multifamily building from Winding Woods.

The only patios that could be included on the building face away from Winding Woods.

10. Whether or not the proposed use is otherwise consistent with the requirements of the zoning
district classification in which the use is proposed to be located.

While the proposal for 216 multifamily units on 6.44 acres yields a density of 33.5 units per acre,
the density would be less if calculated using all four parcels that are owned by SDM Northlake.
Combined, there could be a total of 296 units (townhomes and multi-family rentals) on 13.73
acres. This yields a density of 21.56 units per acre which complies with the NL-2 zoning district.

The submitted site shows approximately 3.7 acres of undisturbed open space (exceeding the 20%
requirement), however; the only dedicated open space that is being proposed is the pool area,
located at the southern portion of the property. While providing more usable open space is not
a requirement of the zoning district it would offer an additional amenity for the proposed multi-
family development.

It should be noted that the development will require further review regarding landscaping,
proposed retaining walls, crosswalks, etc., at the time of Site & Land Development Review, if
approved.

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SLUP-22-0002

11. Whether or not the proposed use is consistent with the policies of the comprehensive plan.

The subject properties are located in the Regional Activity Center on the Future Land Use Map.
Primary land uses include townhomes, higher density multi-family, including apartments and
condominiums, retail and service commercial, office, entertainment and cultural facilities, and
public and private recreational uses.

Northlake is mostly built-out so development strategies focus on redeveloping and retrofitting

the area to include more residential uses and encouraging a diverse mixture of housing types
including multi-family townhomes and apartments. Because the Northlake area is readily
accessible from the highway and already more developed, future development is considered
both desirable and appropriate.

While higher density developments are considered appropriate within the Regional Activity
Center Character Area, the transition of uses is not what is typically desired. Approving the SLUP
request would allow for a pocket of high density between the townhomes and the Winding
Woods neighborhood, but it would create a unique housing option that is not currently available
in the city.

The removal of all of the office space could have a negative impact on the regional market area.

12. Whether or not the proposed use provides for all required buffer zones and transitional buffer
zones where required by the regulations of the zoning district in which the use is proposed to
be located.

The proposed development will meet this standard.

13. Whether or not there is adequate provision of refuse and service areas.

The submitted site plan does not specifically call out the proposed dumpster locations, however
the applicant’s letter of intent states adequate refuse and services areas are provided.

14. Whether the length of time for which the special land use permit is granted should be limited
in duration.

No limits on the length of time on the special land use permit are recommended, if granted.

15. Whether or not the size, scale and massing of proposed buildings are appropriate in relation to
the size of the subject property and in relation to the size, scale and massing of adjacent and
nearby lots and buildings.

The proposed development would not result in any new buildings. While the existing 137’ tall
office building may not be appropriate next to single-family detached residences, the applicant
is not proposing at add any additional height to the structure, should this application be
approved.

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SLUP-22-0002
16. Whether the proposed use will adversely affect historic buildings, sites, districts, or
archaeological resources.

There are no known historic buildings, sites, districts or archaeological resources on the subject
properties. Therefore, no adverse effects are anticipated (meets standard).

17. Whether the proposed use satisfies the requirements contained within the supplemental
regulations for such special land use permit.

Not applicable.

18. Whether or not the proposed use will create a negative shadow impact on any adjoining lot or
building as a result of the proposed building height.

A negative shadow would not be created as the office building that is proposed to be converted
into multi-family units is existing. It should also be noted that while the office building is nine
stories tall, the building is located more than 400’ from the nearest single-family home within the
Winding Woods subdivision. Although this would be a change in use, there is no proposed
development for the project that would create a negative shadow impact on the surrounding
properties.

19. Whether the proposed use would result in a disproportionate proliferation of that or similar
uses in the subject character area.

The proposed development could be considered a proliferation of this use in the area, as several
multifamily developments exist/are entitled in this quadrant of Northlake. However, this would
be the only adaptive reuse of an office building in this quadrant. The height, facades, and large
windows create more of an urban high rise feel than that of traditional multifamily buildings.
While rental townhomes were recently approved on the adjoining properties, this proposal may
appeal to a different type of resident as the proposed apartments would be limited to one and
two-bedroom units and the townhomes next door are three-bedrooms.

To the southwest of the subject property is The Reid, a multi-family development that consists
of 245 units on 8.65 acres (28.32 units per acre). Further south is Northlake Senior, which contains
90 units on 1.67 acres (53.89 units per acre).

20. Whether the proposed use would be consistent with the needs of the neighborhood or the
community as a whole, be compatible with the neighborhood, and would not be in conflict
with the overall objective of the comprehensive plan.

The proposed multi-family development provides a unique housing type and the adaptive reuse
of a vacant office building. However, the removal of all of the office space on these properties
could have a negative impact on the community as a whole. Preserving more office space would
allow for a reduced density more in keeping with the area and serve the regional market area as
a whole.

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SLUP-22-0002
CONCLUSION
The request meets the intent of the Comprehensive Plan in terms of primary land use (multi-family), a
unique housing type, and the retrofit of vacant office. However, the incorporation of some office space
and more usable open space would make the proposal more desirable to future residents and the
regional activity center.

Therefore, Staff recommends approval with conditions

Staff Recommendation
Based upon the findings and conclusions herein, Staff recommends APPROVAL WITH CONDITIONS of
Land Use Petition SLUP-22-0002.

1. Use of the subject property shall be limited to office and multi-family residential at a density of
30 units per acre within the existing office building.

2. The existing office building shall be limited to a height of 137’.

3. The property shall be developed in general conformance with the site plan and elevations
received by the City of Tucker Planning and Zoning Department on April 19, 2022, with changes
to meet these conditions and other requirements of the code.

4. Balconies shall only be permitted on the west elevation.

5. The minimum lease term shall not be shorter than 6 months.

6. An on-site leasing office with property maintenance staff shall be provided for both the
townhome and multifamily units to serve as a contact point for residents and local authorities.

7. All indoor and outdoor amenity spaces shall serve both the townhome and multifamily units.

8. All signage shall comply with the Sign Ordinance.

9. Owner/Developer shall provide stormwater management in compliance with Tucker’s Post

Construction Stormwater Management Ordinance.

10. Owner/Developer shall comply with Section 14-39 of the City of Tucker Code of Ordinances
concerning tree protection and replacement. A minimum tree density of thirty (30) units/acre
shall be required.

11. Owner/Developer shall construct ADA compliant internal sidewalks and crosswalks that will
provide pedestrian connectivity within the development.

12. The development of the property is contingent on approval from DeKalb County Department
of Watershed Management.

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SLUP-22-0002

Department Comments

DEKALB COUNTY DEPARTMENT OF WATERSHED MANAGEMENT

Because of the density and size of the proposed development, this will likely be required to participate
in generating sewer credits if the increase in flow cannot be certified through model evaluation. If the
existing office building has been vacant since before 2019, it will not receive credit for ‘existing’ use for
the purposes of the Consent Decree.

DEKALB COUNTY FIRE MARSHAL OFFICE

No comments.

DEKALB COUNTY SCHOOL SYSTEM

When fully constructed, the proposed development would be expected to add 22 students to DeKalb
Schools, which includes 9 at Midvale Elementary, 3 at Tucker Middle, 6 at Tucker High, 4 at other DCSD
schools, and 0 at private schools. The DeKalb County School District stated that all three neighborhood
schools have capacity for additional students.

CITY ENGINEER
 The development shall construct internal sidewalks and ramps to provide ADA accessibility.
 Owner/Developer shall provide stormwater management in compliance with Tucker’s Post
Construction Stormwater Management Ordinance.

LAND DEVELOPMENT
 Modification of the stormwater detention to meet the new changes.

Page Page
14511of 316
Planning and Zoning
1975 Lakeside Parkway, Suite 350
Tucker, GA 30084 Land Use Petition
Phone: 678-597-9040
Website: www.tuckerga.gov Application

Type of Application: ☐ Rezoning ☐ Comprehensive Plan Amendment ☐ X Special Land Use Permit
☐ Concurrent Variance ☐ Modification

APPLICANT INFORMATION
Applicant is the: ☐
X Property Owner ☐ Owner’s Agent ☐ Contract Purchaser
Name: SDM Northlake, LLC
Address: 445 Bishop Street, Suite 100

City: Atlanta State: Georgia Zip: 30318

Contact Name: Steve Martin

Phone: 470-235-3500 Email: sdm@sdmpartners.com

OWNER INFORMATION
Name: Same as applicant.

Address:
City: State: Zip:
Contact Name:
Phone: Email:
PROPERTY INFORMATION
Property Address: 2247 & 2251 Northlake Parkway
Present Zoning District(s): NL-2 Requested Zoning District(s): N/A

Present Land Use Category: Regional Activity Center Requested Land Use Category: N/A

Land District: 18 Land Lot(s): 210 Acreage: 6.25

Proposed Development: Adaptive re-use conversion of office building to multifamily

Concurrent Variance(s): None

RESIDENTIAL DEVELOPMENT
No. of Lots/Dwelling Units: 216 du Dwelling Unit Size (Sq. Ft.): varies Density: 34.56 du/ac
NON-RESIDENTIAL DEVELOPMENT
RECEIVED
No. of Buildings/Lots: N/A Total Building Sq. Ft.: N/A Density: N/A
CITY OF TUCKER

04/19/2022
LAND USE PETITION APPLICATION - REVISED DECEMBER 2021

Page 146 of 316 PLANNING & ZONING

SLUP-22-0002 DEPARTMENT
RECEIVED
CITY OF TUCKER

04/19/2022
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DEPARTMENT
RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

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SLUP-22-0002 DEPARTMENT
RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

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DEPARTMENT
SLUP-22-0002
RECEIVED
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04/19/2022

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SLUP-22-0002 DEPARTMENT
x

x
x

RECEIVED
CITY OF TUCKER

04/19/2022
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of 316 PLANNING & ZONING
DEPARTMENT
Henry A. Bailey
404-504-5446
hbailey@mmmlaw.com
April 11, 2022 www.mmmlaw.com

City of Tucker
Planning and Zoning
1975 Lakeside Parkway, Suite 350
Tucker, Georgia 30084

RE: Letter of intent for Special Land Use Permit (SLUP) at 2247 & 2251 Northlake
Parkway, Tucker Georgia (the “Property”).
To Whom it May Concern:

This application seeks approval of a SLUP request to accommodate the adaptive reuse of
the existing office building located on the Property. Per the pre-application meeting held on March
2, 2022, this request is being made to allow the site to be developed with a density that is greater
than 24 dwelling units per acre. Under the existing zoning, the property could contain a total of
148 multifamily units as a matter of right and this request proposes a total of 216 units. By granting
the request herein, the existing office building will be repurposed for the multifamily use with
parking accommodated in an existing parking structure on site.

Very truly yours,

Henry A. Bailey, Jr.

RECEIVED
CITY OF TUCKER

2. Compatibility of the proposed use with adjacent properties and land uses and with other
properties and land uses in the district.

The proposed use is compatible with the adjacent properties and land uses in the area. To the immediate
south is a large commercial strip center with a variety of retail uses. To the east is a single family
residential development. To the north are a cluster of various office uses. To the immediate west is a
property under common ownership with the applicant of the subject property that was recently granted
a rezoning in 2021 for the development of an 80 unit townhome community. The proposed multifamily
use in the existing office building is compatible with the surrounding uses.

3. Adequacy of public services, public facilities, and utilities to serve the proposed use.

The property is adequately served by public infrastructure and utilities as the property is already
improved and located in a developed area.

4. Adequacy of the public street on which the use is proposed to be located and whether or not there
is sufficient traffic-carrying capacity for the use proposed so as not to unduly increase traffic and
create congestion in the area.

Applicant is providing a traffic study as a part of this application that will address traffic and congestion
issues in the area. It is anticipated that the street system is adequate to handle the trips generated by the
proposed use even when combined with the trips generated from the townhome development.
Regardless, there will be much fewer occupants and thus trips as a result of the conversion to
multifamily from office.

5. Whether or not existing land uses located along access routes to the site will be adversely affected
by the character of the vehicles or the volume of traffic generated by the proposed use.

The traffic study will address traffic volume in detail but it is not anticipated that there will be any
adverse effects resulting from the traffic generated by the proposed use.

6. Adequacy of ingress and egress to the subject property and to all proposed buildings, structures,
and uses thereon, with particular reference to pedestrian and automotive safety and convenience,
traffic flow and control, and access in the event of fire or other emergency. RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

SLUP-22-0002
Page 158 of 316
DEPARTMENT
The ingress and egress to the property and the building is adequate to accommodate all pedestrian,
automotive safety, convenience, traffic flow and control in the event of emergency. The site plan
indicates ingress/egress from Northlake Parkway at two points that create a circuity of travel through
the site that provides access to all points of the development in the event of emergency.

7. Whether or not the proposed use will create adverse impacts upon any adjoining land use by
reason of noise, smoke, odor, dust, or vibration generated by the proposed use.

The proposed redevelopment of the office building into a multifamily use will not create adverse
impacts upon any adjacent land uses by reason of noise, smoke or odor.

8. Whether or not the proposed use will create adverse impacts upon any adjoining land use by
reason of the hours of operation of the proposed use.

The proposed use will not create adverse impacts upon any adjoining land use by reason of the hours
of operation of the proposed use. The proposed use of the property is multifamily, which does not have
hours of operation in the traditional sense.

9. Whether or not the proposed use will create adverse impacts upon any adjoining land use by
reason of the manner of operation of the proposed use.

The proposed multifamily use will not create adverse impacts upon any adjoining land use by reason
of the manner of operation. The property currently contains a vacant office building. If the office
building was repopulated with new tenants, the use would be much more intense and impactful on the
adjacent uses than the proposed multifamily use.

10. Whether or not the proposed use is otherwise consistent with the requirements of the zoning
district classification in which the use is proposed to be located.

The proposed use is a permitted use in the zoning district. The only reason for the request proposed by
this application is the density. By right, the property is permitted 148 units and this request increases
that number to 216 units. Combining the 216 units with the 80 units from the immediately adjacent
parcel to the west creates a density for the overall development under common control that is
approximately 22 units per acre which would be less than the maximum 24 unit per acre requirement.

11. Whether or not the proposed use is consistent with the policies of the comprehensive plan.

The property is located in the Regional Activity Center character area. The stated goals of the Regional
Activity Center include developing a higher density mix of retail, office, housing and services. Further,
the character area includes a strategy to develop higher density housing types that specifically includes
multifamily townhomes and apartments. The development proposed by this application is directly
aligned with the policies of the comprehensive plan for the area.

The property contains existing improvements that includes an office building and parking garage. No
redevelopment of the property will occur as a part of this special land use permit request. Nonetheless,
there is no encroachment or planned encroachment into the required 50 foot buffer zones and RECEIVED
CITY OF TUCKER

04/19/2022
Page 159 of 316
SLUP-22-0002 PLANNING & ZONING
DEPARTMENT
transitional buffer. There are no improvements planned between the existing improvements and
adjacent residential areas.

13. Whether or not there is adequate provision of refuse and service areas.

Refuse and service areas are adequately accommodated as shown on the site plan.

14. Whether the length of time for which the special land use permit is granted should be limited in
duration.

The special land use permit should be granted for an unlimited duration.

As stated previously, this application proposes the adaptive reuse of an existing office building and
parking structure. There will be no redevelopment of the existing improvements. Nonetheless,
considering the surrounding area and proximity to significant commercial centers, the size and scale of
the buildings are appropriate.

16. Whether the proposed use will adversely affect historic buildings, sites, districts, or
archaeological resources.

There are no historic buildings, sites, districts or archaeological resources that will be affected by the
proposed redevelopment of the property.

17. Whether the proposed use satisfies the requirements contained within the supplemental
regulations for such special land use permit.

There are no supplemental regulations for the proposed use.

18. Whether or not the proposed use will create a negative shadow impact on any adjoining lot or
building as a result of the proposed building height.

The buildings are existing and currently do not cast a negative shadow impact on adjoining lots.

19. Whether the proposed use would result in a disproportionate proliferation of that or similar uses
in the subject character area.

While there are other multifamily developments located within the character area, the proposed use will
not result in a disproportionate proliferation of such uses. Other multifamily projects located in the
immediate area are not within the city limits.

20. Whether the proposed use would be consistent with the needs of the neighborhood or the
community as a whole, be compatible with the neighborhood, and would not be in conflict with
the overall objective of the comprehensive plan.

As stated previously, the proposed project furthers the goal of the comprehensive plan by adding
RECEIVED
multifamily density. Additionally, considering the location of the property in an area that is highly
CITY OF TUCKER
developed with a variety of uses, the proposed use offers an opportunity to provide infill development

04/19/2022
Page 160 of 316
SLUP-22-0002 PLANNING & ZONING
DEPARTMENT
in area that would otherwise be used as office space. Demand in the office market is not sufficient
enough at this location to support repopulating the office with new tenants. The proposed use is
consistent with the needs of the neighborhood and community as a whole as underutilized property is
being reactivated with a needed new housing product. This use is compatible with the neighborhood
as it adds housing product type and contributes to the overall mix of uses in the area that creates a true
neighborhood. One of the overarching policies for the City of Tucker Comprehensive Plan is to
preserve and improve neighborhoods. The proposed adaptive re-use helps to preserve and improve on
this existing neighborhood by taking an existing underutilized property and reinvigorating it with a
fresh and new use in the community landscape. Further, the proposed use is consistent with the
conversion of underutilized office buildings into residential uses in the broader market. Removal of
this building from the area office market should have a beneficial effect on the market.

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
Page 161 of 316
SLUP-22-0002
L.L.

8"
L.L. 211
VICINITY MAP:

11720 AMBER PARK DRIVE, SUITE 600

210

LAND LOT LINE

ALPHARETTA, GEORGIA 30009

PHONE (770) 619-4280

WWW.KIMLEY-HORN.COM
22"PO
12"BH

990'
1/2"CTP
36"O AXLE FOUND AT ROCK
27"UK 0.23' NORTH
13"O
12"PI 1/2"RBF PROJECT SITE
19"BH 9"PO
48"PO 1/2"RBF 5/8"RBF 9"PO 10"O
6"PO 0.38' SOUTH 22"PI 14"BH 17"PO
TV 15"HK 12"ELM 30"PI 18"PI

1015'
20"BH 21"HK 6"PO 16"BH 6"SG 8"O 7"O

990'
30
19"PO 28"O L.L.

995
210
L.L. 211

12"PO 12"BH 24"PO

'
13"PO 98 6"BH
10"BH 5' 9"UK

'
18"BH 12"O
14"HK 6"BH
10"PO 18"PO 13"MA 6"O 20' BSL 10"BH
20' BSL 6"BH
16"PO 17"HK 30"BH 6"BH(TWIN)

'
S-1

1045
12"BH 28"O

'
995
8"UK 9"UK 13"PO
1035' 20"PI 12"O

995'
26"MA 6"O
26"PO 16"PO
18"PO 13"O 8"BH
18"PO 18"BH

'
40
80 71 9"BH 10"O 13"BH 36"BH 16"BH 7"BH

10
19"PO 31"O
14"BH 20"O 16"MA

990'
12"PO 39"O 18"PI
18"PO 19"HK 17"UK 18"ELM 7"O 12"BH 6"BH 9"O
19"PO 16"O 15"O 27"O
18"O 15"ELM 9"O
18"PI 8"ELM 13"O
12"BH(TWIN)

99
16"O 19"O

5'
14"BH 18"PO 10"O
16"BH

79 70 22"PI
12"PO
18"BH 100
5'

15"PO 12"PO
11"PO

11"PO 12"MA
12"BH
7"ELM
14"O
20"O
9"O
14"PO 14"PO 19"O 15"O

8"TC
10"PI 9"PI 6"BH 18"PI

101
7"MA 6"O

10
15"PI

1015
28"PO 100 10"BH

0'
18"O 15"PO 11"O 10"BH

102
15"PI 5' 16"BH

'
8"PO 24"O 6"PO

'
22"BH 19"PI

103
6"O

0'
16"PO

1025
7"O 7"BH

78 69

0'
13"O 18"O
22"MA 9"BH 12"O

PREPARED BY
'
10 40"PO 6"O
6"UK 05 14"BH 6"BH 14"O
' 10"O
14"PO 21"PO 10"PI
8"UK 10 14"PO 14"PI
12"SG 10 12"PO 1010 27"MA
31"O

'
'

35
' 10"O 12"ELM 24"PI
6"PO

10
14"PO 12"PO 6"ELM
6"PO 8"CH 12"O 6"O

77 68 14"PO 14"O 12"ELM

34"O

10
16"PO 24"PO 9"O

15
15"PO 18"MA 9"O

'
1040'
14"PO 12"PO 10"PI 9"PO
12"PO 8"PO
12"PO 10"ELM © 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS
1045'

13"PI 9"PI 10"PO 10"PI 14"PO

7"PO 15"PO 1015'
17"PO 9"BH

SDM NORTHLAKE, LLC

102 9"O 11"PO
0' 6"PI 14"PO 12"PO 12"PI 12"O
12"PO 12"PO 12"PO 10"PO
11"PO 18"PI
18"PO 18"MA

76 67 10
25 15"PO
12"PO 1020'
19"O 19"O
17"O

1035
' 28"MA
10"PO
18"PI 26"MA
15"PI 6"O

'
11"PI 12"PI 19"PI
10"PI 10"PI 18"PI 10"O
24"PO 14"PI 1025' 9"PO 19"MA 24"C
103 MP
0' 10"PI 15"PI 9"PI 10"ELM
8"ELM 11"PI 19"PI 8"MA S-3
10"PO 12"CMP 6"O
20"PI 8"TC 10"O
S-11 8"TC 36"CMP

75 66 DEVELOPMENT SUMMARY:
1030' S-2
24"C 10"O

1166 AVENUE OF THE AMERICAS,

16"PI MP 7"PI 8"O
12"MI 36"CMP 15"C 16"PO 32"O
36"CMP7"PI 6"PI MP 10"MA 10"O 11"O
1035' 6"PICM
36" 7"BH
P
7"PI 30"O
6"PI 7"PI 6"ELM(TRIPLE) 9"O
8"TC

8"T
SITE SUMMARY:

PHONE: (212) 599-6348

S-4 11"PO

74 65

NEW YORK, NY 10036

S-5
(VARIABLE WIDTH

C
6"PO
1050'

22"O
NORTHLAKE

PLYANT ROAD )
PUBLIC R/W)
( FORMERLY

24"O

1040'
(ASPHALT)
CENTER

6"SG
DRIVE

10"O
CURRENT ZONING: NL-2 (NORTHLAKE OFFICE PARK)
73 64 7"PO 20"O
31"O

1010330' 0
1025

1045'
SITE AREA: 6.44 ACRES

102
15"DIP

1025'
1020' 0

'
50
DEKALB COUNTY TAX PARCELS INCLUDED IN REZONING:

10
6"PO
10"C

20' BSL
6"PO 11"PO
1821003031 & 1821003056
72 63 10"PO

1030
10"C

62 61 60 59 58 57 6"PO 10"PI

1030'
STOP STOP 1035' 6"ELM 14"PI
13"O
IMPERVIOUS AREA: 2.67 ACRES (41%)

1025
19"O

1025'
10"C

9"ELM
12"O PERVIOUS AREA: 3.77 ACRES (59%)
20' BSL

10"MA 12"BH 9"BH

EXISTING PARKING 6"ELM
10"O
OPEN SPACE AREA: 3.77 ACRES (59%)
SECONDARY SHARED ENTRANCE
S-12
DECK ENTRANCE 2247 NORTHLAKE PARKWAY 15"PI
8"BH
22"BH

FOR 2245 & 2247 NORTHLAKE TO REMAIN EXISTING PARKING DECK TO REMAIN

PREPARED FOR
24"O BUILDING SETBACK:
STOP

7 STORIES, 1,219 SPACES 9"ELM 9"O

11"BH
9"BH 15"BH
FRONT: 30 FT MAX
11"PO
SIDE: 20 FT MIN

STOP
10 6"BH
40
'
19"O
12"BH BACK: 20 FT MIN
10"O
36"O 6"O 10"BH

BY
6"PO 12"BH
PROPOSED LAND USES & DENSITIES:

8"PVC
14"BH
MULTIFAMILY RESIDENTIAL 216 UNITS
STOP
10"C
16"PO
6"PI 12"O 6"BH

42 43 44 45 46 47 48 49 50 51 52 53 54 55 56

DATE
14"PO
S-13
1040' APPROXIMATE LOCATION OF TAX 9"PI
13"PO
20"MA
10"O
PARCEL BOUNDARY BASED ON 10"PI 12"BH
1045'
DEKALB COUNTY TAX ASSESSOR 13"PI 12"PI
11"BH 13"PO 24"O
PARKING SUMMARY:
1050'

15"O
9"BH
18"PO
REQUIRED PARKING: 432 SPACES (TOTAL)
EXISTING PARKING 6"UK
6"C 24"MA
8"SG MULTIFAMILY (200 UNITS) 432 SPACES (2/UNIT)
DECK ENTRANCE

10
22"PO
TO REMAIN 24"O
1055'

10
19"O

30
30
102
24"C(TWIN)
PROPOSED PARKING: 1,219 SPACES (TOTAL)

'
102
7"BH

No. ISSUANCE AND REVISION DESCRIPTIONS

1045 ALL IN EXISTING PARKING DECK

5
P
'

DI
8"
12"PO 13"BH
20"O 18"O 22"O S-6

6"ELM
20"MA 10"MA
S-17 14"PO

STOP
12"PO

104
6"PO

5'
S-7 14"PO

10
8"DIP
WB-67 - Interstate Semi-Trailer 9"BH

10
18"CMP 24"CMP
12"PO

30
NTF 6"P 30"O

30
18"CMP

'
VC
21"PI 12"BH

101035

10
CP
18"R
3'5

35
9"PO

'
14"CH 1045' 20"O 14"BH

18"CMP
1050' 15"O
16"CH 20' BSL 12"PI
19"O S-9 8"DIP 6"O

6"
S-8 14"PI 9"ELM

PV
SITE NOTES:
8"DIP

C
16"CH
10
EXISTING LOADING 0'
1055' 20"PI
40
' 6"O
105 S-10
12"O

18"RCP
DOCK TO REMAIN 12"C 8"C 8"D
IP
AXLE FOUND ON LINE

12"DIP
14"CH

18"RCP
IPF-1/2" RB

PROPOSED 1. THE PROPOSED BUILDING INFORMATION SHOWN HEREON IS

40 39 38 37 36 35 34 33 32 31 30 29 28
8"LC

41 27

1060'
TNF 11"CH
EXPANDED ASPHALT PAVEMENT
8"LC
RETAINING WALL
15"PI
FROM AN ELECTRONIC FILE PROVIDED BY THIRD & URBAN, LLC,
FOR LOADING AND FIRE DATED 01/20/2022 AND IS FOR ILLUSTRATIVE PURPOSES ONLY.
105 12"CH
0'
INGRESS/EGRESS (TYP.) 8"LC

8"PI
23"PI
CONTRACTOR SHALL REFERENCE ARCHITECTURAL PLANS FOR
10 TNF 18"CMP 8"LC
EXACT BUILDING INFORMATION.
Drawing name: K:\ALP_PRJ\017173001_Northlake Multifamily\CAD\PlanSheets\C2-00 - SITE PLAN.dwg C2-00 SUP SITE PLAN Apr 11, 2022 3:17pm by: Teagan.Frank

55 18"PI
' 8"CPP
1050' 8"LC 10"PI
20' BSL

10"PI
S-14 2245 NORTHLAKE PARKWAY 8"LC
2. EXISTING CONDITIONS SHOWN HEREON ARE FROM A SURVEY
26.6'
PROPOSED TOWNHOME RESIDENTIAL 6"PI FILE PROVIDED BY ATLAS TECHNICAL CONSULTANTS, DATED
8"LC
6"MG
05/10/2021.
10

18"PI

UNDER SEPARATE PERMIT WITH CITY OF TUCKER

10 6"HL
'

10 55
65 ' 8"LC 6"PI
'
6"HL
PRIMARY SHARED ENTRANCE 80 UNITS 16"PI
FOR 2245 & 2247 NORTHLAKE
4"HL 8"LC 3. ALL DIMENSIONS ARE FROM FACE OF CURB TO FACE OF CURB

107
10
4"HL UNLESS OTHERWISE NOTED.

20' BSL

0'
5'
70 8"LC 6"PI
2247 NORTHLAKE PARKWAY

2247 NORTHLAKE PARKWAY, TUCKER, GA 30084

105
' 20"PI
5"HL

22"PI
PROPOSED OFFICE TO MULTIFAMILY 8"LC
4. SIDEWALK INSTALLED AGAINST BACK OF CURB SHALL BE
RESIDENTIAL CONVERSION 8"LC N/F
TUCKER MERIDIAN LLC
INSTALLED PER THE PLAN AS MEASURED FROM THE BACK OF

MULTIFAMILY
APN 18 210 03 047
CURB.

NORTHLAKE
9 STORIES, 216 UNITS

LAND LOT 210, 18TH DISTRICT

DB 25658 PG 209
STOP

14"PI
4"O
6"PI

'
1065
5. ALL SIGNAGE AND STRIPING MUST MEET THE LATEST
RESURFACE EXISTING

'
1070
REQUIREMENTS SET FORTH BY MUTCD, GDOT, AND GEORGIA
Aerial

ASPHALT PAVEMENT (TYP.)

Fire Tr

4"UK
STATE CODE.
uck

14"PI

20"PI

12"PI
6. REFERENCE LANDSCAPE PLANS FOR ALL HARDSCAPE AND
WB-67 - Interstate Semi-Trailer

5"O
LANDSCAPE DETAILS AND SPECIFICATIONS.
107

10"PI
5

15 16 17 18 19 20 21 22 23 24 25 26
'

7. THIS PROJECT DOES NOT LIE WITHIN A 100 YEAR FLOOD

HAZARD ZONE AS DEFINED BY THE F.E.M.A. "FLOOD HAZARD

'
60
10
' 5"CH
70 10
10 60
BOUNDARY MAP" COMMUNITY PANEL NUMBER 13089C0076K,
1 ' 18"PI
108

12"PI
DATED 08/15/2019.
0'

18"PI

10"PI
8. WETLANDS DO NOT EXIST ON THE SITE.
2 10"PI
10"PI

5"PI
'
10
80 8"PI APPROXIMATE LOCATION OF TAX

PROJECT
3 18"PI
PARCEL BOUNDARY BASED ON
STOP

26' 6"PI
DEKALB COUNTY TAX ASSESSOR
PROPOSED MULTIFAMILY 18"O
6"PI(TWIN)
13"PI

4 AMENITY & POOL DECK 3"CH

12"PI
SITE PLAN LEGEND:
PROPERTY LINE

5 14 PROPOSED
10

R38'
65

RETAINING WALL
'

R39.0'
BUILDING SETBACK LINE
(80' PUBLIC R/W)
NORTHLAKE

PLYANT ROAD )
PARKWAY
( FORMERLY

(ASPHALT)

28.0'
6
20' BSL

13
3"LC
STANDARD DUTY ASPHALT PAVEMENT
5"LC(TWIN) 10"LC 6"LC(TWIN)

31.00'
11"LC 12"LC 8"LC 8"LC 10"LC 10"LC 10"LC(TWIN) 12"LC 10"LC 6"LC 3"LC 6"LC 10"LC 8"LC 8"LC 10"LC 8"LC 11"LC
7"LC 13"LC 12"LC 8"LC 8"LC

7 12
5'
HEAVY DUTY ASPHALT PAVEMENT
107
S-15 1065' 1065'
'
70
10

EXPANDED ASPHALT PAVEMENT

FOR LOADING AND FIRE
8 11 INGRESS/EGRESS (TYP.)
GSWCC NO.
(LEVEL II) 0000077042
20' BSL

1070
' STANDARD DUTY CONCRETE SIDEWALK
1070' DRAWN BY
N/F MZB
9 10
TUCKER MERIDIAN LLC
APN 18 210 03 047
1075' DB 25658 PG 209
S-16 DESIGNED BY
20' BSL HEAVY DUTY CONCRETE PAVEMENT LDC
REVIEWED BY
108
0'
LDC
DATE
TV RECEIVED 04/08/2022
CITY OF TUCKER PROJECT NO.
017173001
POB

TITLE
1148.7'

04/19/2022
R/W

NORTH
R/W LAVISTA ROAD
SUP
PLANNING & ZONING SITE PLAN
DEPARTMENT
GRAPHIC SCALE IN FEET
0 20 40 80 SHEET NUMBER
SLUP-22-0002
C2-00
Pageliability
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without 162toofKimley-Horn
316 and Associates, Inc.
Northlake Center
285
Drive

Northlake Pkwy
SITE

Northlake Pkwy
N/F
ASSOCIATION FOR HABERSHAM AT
NORTHLAKE CONDOMINIUMS INC
Not to Scale
APN 18 210 03 053
DB 7669 PG 799 Vicinity Map
N/F

LAND LOT LINE

SYCAMORE INVESTMENTS MARICELA CHAVEZ
APN 18 210 11 022 SPICKERMAN
N/F DB 6395 PG 536 AP JOHN F SPICKERMAN III
SYCAMORE INVESTMENTS INC DB N 18
APN 18 210 03 035

R/W
APN 18 210 11 001 24 210
40
DB 6395 PG 536 7 P 03 0 DB 24407 PG 334
G 3 40
34 AXLE FD. AT ROCK

1/2"RBF
N89°37'30"E 397.15' 1/2"CTP POB N89°37'30"E 540.75'
0.38' SOUTH
0.23' NORTH 2251 NORTHLAKE PARKWAY
APN: 18 210 03 056
Legend

S00°12'00"E
APN Assessor parcel number POC Point of Commencement
CTP Crimped top pipe found R Recorded
DB Deed book R/W Right-of-way N/F
L.L. Land lot RBF Rebar found LYNN R. LONG
N/F Now or formerly Iron pin found APN 18 211 03 149
DB 12704 PG 397
PG Page Capped 1/2" rebar set
POB Point of Beginning Nail found
Adjoiner property line
Land lot line
Parcel
Right-of-way

402.80'
2247 NORTHLAKE PARKWAY
APN: 18 210 03 031

N/F

478.30'
CHARLES D REDWINE II
APN 18 211 03 031

N00°22'30"W
DB 10739 PG 540

639.00'
SCALE : 1" = 60'
N00°00'30"E
0' 30' 60' 120'
N/F
CHARLES D REDWINE II
APN 18 211 03 030
DB 10739 PG 541
NORTHLAKE PARKWAY

AXLE FD. ON LINE

I.P.F. 1/2" R.B.
S89°49'50"W 272.70'
(FORMERLY PLYANT ROAD)

S00°10'10"E
(80' PUBLIC R/W)

N/F
TUCKER MERIDIAN LLC
APN 18 210 03 047
DB 25658 PG 209

237.18'
296.50'

S89°37'30"W
This plat is a retracement of an existing parcel or parcels of
265.97' land and does not subdivide or create a new parcel or make
any changes to any real property boundaries. The recording
Survey Notes information of the documents, maps, plats, or other
instruments which created the parcel or parcels are stated
N00°00'30"E

hereon. RECORDATION OF THIS PLAT DOES NOT

A Topcon GTS-313 (total station), Topcon traversing equipment, a 200 foot tape were IMPLY APPROVAL OF ANY LOCAL JURISDICTION,
used to obtain the angular and linear measurements for this survey. AVAILABILITY OF PERMITS, COMPLIANCE WITH
LOCAL REGULATIONS OR REQUIREMENTS, OR
SUITABILITY FOR ANY USE OR PURPOSE OF THE
The field data upon which this plat is based has a closure precision of one foot in 45,548 feet, an angular error of 1 LAND. Furthermore, the undersigned land surveyor certifies
seconds per angle point, and was adjusted using Compass Rule. This plat has been calculated for closure and found to that this plat complies with the minimum technical standards
be accurate within one foot in 993,341 feet. Property as shown creates a mathematically closed figure without any gores, for property surveys in Georgia as set forth in the rules and
gapes, or overlaps. regulations of the Georgia Board of Registration for
Professional Engineers and Land Surveyors and as set forth
in O.C.G.A. Section 15-6-67.
1148.7' FROM R/W INTERSECTION

FLOOD NOTE:
OF NORTHLAKE PARKWAY AND

R/W

By graphic plotting only, this property is in Zone "X" Flood Insurance Rate Map Number 13089C0076K which bears a
revised date of August 15, 2019 and is not in a special flood hazard area by contact dated March 08, 2021 to the National
Flood Insurance Program http://www.fema.gov/ we have learned this community does currently participate in the
AND LAVISTA ROAD

program, no field surveying was performed to determine this zone and an elevation certificate may be needed to verify
this determination or apply for a variance from the Federal Emergency Management Agency.
BOUNDARY EXHIBIT

POC SDM NORTHLAKE, LLC.

R/W LAVISTA ROAD
REAR PARCELS

LOCATION
DISTRICT: 18TH LAND LOT: 210
RECEIVED COUNTY: DEKALB STATE: GEORGIA
CITY OF TUCKER ADDRESS: 2247 & 2251 NORTHLAKE PKWY
CITY: TUCKER
04/19/2022 TAX PARCEL ID: 18 210 03 031 AND 18 210 03 056

Area PLANNING & ZONING

DEPARTMENT
INFORMATION
JOB NUMBER: 21209
Total area of subject property is approximately 6.439 acres (280,352 square feet).
SURVEY DATE: 04/07/2022
FIELD WORK DATE:
SLUP-22-0002 DATE OF LAST REVISION:
DRAWN BY: RJ
CHECKED BY: RJJ SHEET 1 OF 1

Page 163 of 316

Combined Legal Description

2247 and 2251 Northlake Parkway

All that tract or parcel of land lying and being in Land Lot 210 of the 18th District, DeKalb County, Georgia,
and being more particularly described as follows:

Beginning at a PK nail found on the eastern right-of-way line of Northlake Parkway (80-foot right-of way),
said PK nail located a distance of 1,148.70 feet, as measured northeasterly along said right-of-way line of
Northlake Parkway, and following the curvature thereof, from the intersection of the eastern right of-way
line of Northlake Parkway with the northerly right-of-way line of LaVista Road (also known as State Route
236) (right-of-way width varies); running along said right-of-way line of Northlake Parkway, North 00
degrees 00 minutes 30 seconds East a distance of 296.50 feet to a 1/2-inch rebar found at the intersection
of said right-of-way line of Northlake Parkway with the eastern right-of-way line of Northlake Parkway
(right-of-way width varies); running thence along said right-of-way line of Northlake Parkway, North 00
degrees 00 minutes 30 seconds East a distance of 478.30 feet to a 1/2-inch rebar found; thence leaving
the eastern right-of way line of Northlake Parkway, and running North 89 degrees 37 minutes 30 seconds
East a distance of 397.15 feet to the Point of Beginning; thence North 89 degrees 37 minutes 30 seconds
East a distance of 540.75 feet to a 1-inch axle found at stone on the land lot line dividing Land Lots 210
and 211, aforesaid district and county; running thence along said land lot line, South 00 degrees 12
minutes 00 seconds East a distance of 402.80 feet to a 1/2-inch rebar found; thence leaving said land lot
line, and running South 89 degrees 49 minutes 50 seconds West a distance of 272.70 feet to a 1/2-inch
rebar found; running thence South 00 degrees 10 minutes 10 seconds East a distance of 237.18 feet;
thence South 89 degrees 37 feet 30 seconds West a distance of 265.97 feet; thence North 00 degrees 22
minutes 30 seconds West a distance of 639 feet to the Point of Beginning.

Said property contains 272,220 square feet (6.25acres) more or less.

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
Page 164 of 316
SLUP-22-0002
MEMORANDUM
To: Jillian Japka, SDM Northlake, LLC

From: Harrison Forder, P.E., Kimley-Horn and Associates, Inc

John D. Walker, P.E., PTOE, Kimley-Horn and Associates, Inc.

Date: April 6, 2022

RE: SDM Northlake Multifamily – City of Tucker, Georgia – Trip Generation Comparison

Kimley-Horn is pleased to provide this memorandum regarding the project trip generation for the
proposed SDM Northlake Multifamily development in the City of Tucker, Georgia.

PROJECT OVE RVI EW

The SDM Northlake Multifamily development is a proposed conversion of an unoccupied 9-story office
building (299,775 SF) to a multifamily residential development located on 5.04 acres at 2247 Northlake
Parkway in the City of Tucker, Georgia. Please see Figure 1 for an aerial of the site. Adjacent to the
multifamily development, a separate 80-townhome development (new construction) is proposed.

The trip generation comparison will be based on the following scenarios:

1. Existing Office Building (299,775 SF General Office Building)

2. Proposed Multifamily Development (200 multifamily residential units)
3. Proposed Multifamily Development + Adjacent Townhome Development (200 multifamily
residential units + 80 townhomes)
The purpose of this memorandum is to compare the trip generation potential of the current land use
versus the proposed land use.

TRIP GENERATIO N

Project traffic, for the purposes of this evaluation, is defined as the vehicle trips expected to be
generated by the proposed development. Anticipated trip generation for the Northlake Parkway
development was calculated using rates and equations contained in the Institute of Transportation
Engineers’ (ITE) Trip Generation Manual, 10th Edition, 2017.

The density and the anticipated project trip generation are summarized in Table 1.
RECEIVED
CITY OF TUCKER

04/19/2022

kimley-horn.com 11720 Amber Park Drive, Suite 600, Cartersville, GA 30009 PLANNING
770 619 4280 & ZONING
UP DEPARTMENT
Page 165 of 316
SLUP SLUP-22-0002P-22-0SLUP-22-0002002
SLUP-22-0002
SLUP-22-000
Jillian Japka, April 6, 2022, Page 2

Table 1: Trip Generation (Gross Trips)

ITE Daily Traffic AM Peak PM Peak Hour

Land Use Density
Code Total Enter Exit Total Enter Exit Total Enter Exit
Scenario 1 – Existing Office Building
General Office
710 299,775 SF 3,078 1,539 1,539 308 265 43 323 52 271
Building
Scenario 2 – Proposed Multifamily Development
Multi-Family
Housing 221 200 Units 1,088 544 544 68 18 50 86 52 34
(Mid-Rise)
Difference in Gross Project Trips -1,990 -995 -995 -240 -247 +7 -237 0 -237

% Difference in Gross Project Trips -65% -65% -65% -78% -93% +16% -73% 0% -87%

Scenario 3 – Proposed Multifamily Development + Adjacent Townhome Development

Multi-Family
Housing 220 80 Units 564 282 282 39 9 30 48 30 18
(Low-Rise)
Multi-Family
Housing 221 200 Units 1,088 544 544 68 18 50 86 52 34
(Mid-Rise)
Total Gross Trips 1,652 826 826 107 27 80 134 82 52

Difference in Gross Project Trips -1,426 -713 -713 -201 -238 +37 -189 +30 -219

% Difference in Gross Project Trips -46% -46% -46% -65% -90% +86% -59% +58% -80%

Based on Table 1, the proposed SDM Northlake Multifamily development is projected to generate
approximately 1,990 fewer total daily trips (995 in; 995 out), 240 fewer AM peak hour trips, and 237
fewer PM peak hour trips than the trip generation potential of the existing 9-story office building. The
proposed SDM Northlake Multifamily and adjacent townhome development together are projected to
generate approximately 1,426 fewer total daily trips (713 in; 713 out), 201 fewer AM peak hour trips,
and 189 fewer PM peak hour trips than the trip generation potential of the existing 9-story office building.

RECEIVED
CITY OF TUCKER

SLUP-22-0002 04/19/2022

PLANNING & ZONING

K:\ALP_TPTO\013898001_2247 Northlake Multifamily TIA - Tucker - March 2022\Trip Gen Compare Memo\2022-04-06_SDM Northlake Trip Gen Memo.docx

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 DEPARTMENT
770 619 4280

Page 166 of 316

SLU SLUP
1 Before filing, the applicant must host a neighborhood mee ng per our Public Par cipa on
Plan requirements. The point of this mee ng is for the poten al applicant to discuss the
proposal with neighbors and get feedback or requests for changes. More informa on can
be found here: tuckerga.gov/ppp

2 The applicant files an applica on with the City of Tucker. Deadlines are listed in the Land
Use Pe on Applica on.

3 Staﬀ completes a technical analysis of the applica on based on the City of Tucker Zoning
Ordinance and Comprehensive Plan. This report includes a staﬀ recommenda on.

4 The City holds Public Mee ngs

 Planning Commission
• Staff presenta on of the staff report and staff recommenda on
• Public Hearing, which includes the applicant’s presenta on and a chance for the
public to speak for or against the applica on
• The Planning Commission votes on a recommenda on to forward to City Council

 Mayor & City Council – 1st Read

• Staff presenta on of the staff report and staff recommenda on
• Public Hearing, which includes the applicant’s presenta on and a chance for the
public to speak for or against the applica on

 Mayor & City Council – 2nd Read

Decisions on applica ons are based on the criteria that is set forth in the zoning ordinance.
The criteria is located here: tuckerga.gov/landusecriteria RECEIVED
CITY OF TUCKER
Please note that some applica ons, such as those that meet the Development of Regional Impact (DRI)
standards, will have addi onal steps between filing an applica on and the Public Hearing. 04/19/2022
PLANNING
For informa on about current land use pe ons, including applica on informa on and public mee& ZONING
ng
Page
dates, please visit: tuckerga.gov/landusepeƟƟons 167 of 316 DEPARTMENT
SLUP-22-0002
Jillian Japka, April 6, 2022, Page 3

We hope this information is helpful. If you have any questions concerning this letter or need additional
information, please do not hesitate to contact me.

Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.

John D. Walker, P.E., PTOE Harrison Forder, P.E.

Senior Vice President/Senior Associate Project Engineer

Attachments:
1. Site Aerial
2. Trip Generation Analysis

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT

SLUP-22-0002
K:\ALP_TPTO\013898001_2247 Northlake Multifamily TIA - Tucker - March 2022\Trip Gen Compare Memo\2022-04-06_SDM Northlake Trip Gen Memo.docx

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280

Page 168 of 316

SDM M ULTIFAMILY
DEVELOPMENT

TOWNHOME
DEVELOPMENT

NORTHLAKE PARKWAY

RECEIVED
CITY OF TUCKER

DEPARTMENT

SLUP-22-0002
P h o n e : 4 0 4 . 2 3 3 . 7 0 0 0 | w w w . m m m l a w. c o m
1 6 0 0 A t l a n t a F i n a n c i a l C e n t e r | 3 3 4 3 P e a c h t r e e R o a d , N E | A t l a n t a , G A 3 0 3 2 6 , U S A 14971540 v1
Atlanta • Columbus • Raleigh-Durham • Savannah • W ashington, DC
Page 173 of 316
SITE PLAN 2247 Northlake Parkway
Tucker, GA 30084

While editing the title block Tel Do not enter

select & change this Family Type Fax Text here
via the Type selector

DEVELOPMENT SUMMARY
to set the correct
Office Information

• Current Zoning: NL-2

• Site Area: 6.17 acres
• Proposed Use: Adaptive Reuse Multifamily
• Total Proposed Units: 216
• Density: 35 units/acre

EXISTING PARKING DECK

Date Description

EXISTING LOAD PRESERVED

REMOVABLE SCREEN WALL BOTH SIDES OF NEW WALKWAY

NEW RAISED PATH CONNECTING PARKING TO
NORTHLAKE PARKWAY

RESIDENTIAL BUILDING

RESIDENTIAL
BUILDING

RESIDENTIAL AMENITY TERRACE

Seal / Signature

NOT FOR
CONSTRUCTION
PROGRAM SUMMARY
FIRE LANE RECEIVED Project Name
216 UNITS
5.04 ACRES CITY OF TUCKER 2247 Northlake
42.8 UNITS/ACRE Parkway-Schematic Design
Project Number

04/19/2022 13.3472.000
Description

PLANNING & ZONING

• Site Area: 6.17 acres
• Proposed Use: Adaptive Reuse Multifamily
• Total Proposed Units: 216
• Density: 35 units/acre

EXISTING PARKING DECK

Date Description

EXISTING LOAD PRESERVED

REMOVABLE SCREEN WALL BOTH SIDES OF NEW WALKWAY

NEW RAISED PATH CONNECTING PARKING TO
NORTHLAKE PARKWAY

RESIDENTIAL BUILDING

RESIDENTIAL
BUILDING

RESIDENTIAL AMENITY TERRACE

Seal / Signature

NOT FOR
CONSTRUCTION
PROGRAM SUMMARY
FIRE LANE RECEIVED Project Name
216 UNITS
CITY OF TUCKER
5.04 ACRES 2247 Northlake
42.8 UNITS/ACRE Parkway-Schematic Design
Project Number

04/19/2022 13.3472.000
Description

SITE PLAN
NTS
PLANNING & ZONING
DEPARTMENT Scale
Page 184 of 316
SLUP-22-0002 Northlake 03.08.2022
1/32" = 1'-0" 2
ENLARGED SITE PLAN 2247 Northlake Parkway
Tucker, GA 30084

DEVELOPMENT SUMMARY
While editing the title block
select & change this Family Type
via the Type selector
to set the correct
Tel Do not enter
Fax Text here

Office Information

• Current Zoning: NL-2

EXISTING PARKING DECK • Site Area: 6.17 acres
• Proposed Use: Adaptive Reuse Multifamily
• Total Proposed Units: 216
• Density: 35 units/acre

Date Description

EXISTING LOAD PRESERVED

REMOVABLE SCREEN WALL BOTH

SIDES OF NEW WALKWAY

NEW RAISED PATH

CONNECTING PARKING TO
RESIDENTIAL BUILDING

RESIDENTIAL
BUILDING

Seal / Signature

RESIDENTIAL AMENITY TERRACE

NOT FOR
CONSTRUCTION
Project Name

RECEIVED
PROGRAM SUMMARY
2247 Northlake
Parkway-Schematic Design

216 UNITS
CITY OF TUCKER Project Number

13.3472.000
5.04 ACRES Description

42.8 UNITS/ACRE SITE PLAN - ENLARGED

04/19/2022
FIRE LANE
Scale NTS
PLANNING & ZONING 3/64" = 1'-0"

DEPARTMENT
Page 185 of 316
SLUP-22-0002 A1.01 Northlake 03.08.2022 3
© 2015 Gensler
TYPICAL PLAN
1 2 3 4 5 6 7 8 9 10 DEVELOPMENT SUMMARY
45' - 11 1/2" 16' - 3" 16' - 3" 27' - 6 1/4" 16' - 1 1/2" 16' - 4" 27' - 6 1/2" 16' - 2 3/4" 16' - 2 3/4" 45' - 5 1/4"
B4 UNIT A1 DELUXE UNIT A1 DELUXE UNIT B1A UNIT A1A UNIT A2 UNIT B1 UNIT A1 UNIT A1 UNIT B4 UNIT
• Total Proposed Units: 216
• Average Unit Size: 965 sf
F• Unit Mix: 70% 1-bed, 30% 2-bed
• Total Rentable: 208,457 sf

E
45' - 11 3/4"

45' - 11 3/4"
B4 UNIT

B4 UNIT
D
TELEPHONE ELECTRICAL
21' - 2 3/4"

21' - 2 3/4"
A4 UNIT

A4 UNIT
7' - 1" 16' - 2 3/4"

AMENITY
6' - 0"
SPACE AMENITY
MECHANICAL
ELECTRICAL SPACE TELEPHONE
6' - 0" 6' - 0"
A3 UNIT

A3 UNIT
TRASH
25' - 0"

25' - 0"
C
ROOM

6' - 0"
GENERAL NOTES
37' - 2 1/2"

37' - 2 1/2"
B3 UNIT

B3 UNIT
B

A
45' - 11 3/4" 16' - 2 3/4" 16' - 2 3/4" 13' - 9 1/4" 13' - 9 1/4" 16' - 2 3/4" 16' - 2 3/4" 27' - 6 1/2" 16' - 2 3/4" 16' - 2 3/4" 45' - 11 3/4"
B3 UNIT A1 UNIT A1 UNIT A1B UNIT A1B UNIT A1 UNIT A2 UNIT B1 UNIT A1 UNIT A1 UNIT B3 UNIT

RECEIVED
CITY OF TUCKER

04/19/2022 NTS

SLUP-22-0002 PLANNING & ZONING

Page 186 of 316 Northlake 03.08.2022
DEPARTMENT 4
AERIAL VIEW
RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

1. Conformance with the Comprehensive Plan

SDM Northlake seeks to redevelop the existing Office property along of Northlake Parkway and Northlake Center Drive,
including two (2) office buildings and one (1) parking deck. The site is located adjacent to commercial and residential areas.
According to the site review, there are no FEMA floodplains, jurisdictional streams, wildlife habitat, or environmentally
sensitive areas located within the property boundary.

SDM Northlake is seeking to demolish one (1) existing office building and to re-develop the front portion of the property in
its location with approximately 80 Townhome Residential units. The second existing office building and parking deck are
proposed to remain and are proposed to be converted to 216 Multifamily Residential units. Please refer to the site plan
included for additional detail (Figure 5).

In accordance with the City of Tucker’s Comprehensive Plan approved on April 23, 2018, the future use of the SDM Northlake
property will maintain the City’s vision of “preserving and improving neighborhoods” as well as “bolstering [the City’s}
economic base.” The property seeks to repurpose an underutilized commercial development to further align with the City’s
vision.

2. Environmental Impacts of Proposed Project

The subject property totals approximately 14+/- acres and is located along of Northlake Parkway and Northlake Center Drive
within the City of Tucker in DeKalb County, Georgia (Figure 1). An existing site survey was completed by Moreland Altobelli
Associates, Inc. on August 24, 2017 (Figure 4).

A desktop analysis was performed using various online and GIS data sources to gain an understanding of the property’s
conditions and potential resources. These sources include wetlands, floodplains, streams/stream buffers, topography, slope,
vegetation, and documented protected species and cultural resources. A detailed site delineation of streams and wetlands
was not performed.

a. Wetlands

According to the National Wetlands Inventory (NWI), there are no mapped wetlands located within or adjacent to the property
boundary. Known and potential aquatic resources are illustrated on Figure 2.

b. Floodplain

Areas classified as 100-year floodplains are subject to regulations that limit the extent to which development and fill activities
can occur. According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM)
Information, the subject property does not contain 100-year floodplains (Zone A) and is illustrated on Figure 2.

c. Streams/Stream Buffers

Possible streams were identified using vegetative signatures on aerial photographs, topographic maps, and National
Hydrography Datasets (NHD) (Figures 2 & 3). No jurisdictional streams or their respective stream buffers are located within
the project boundary. A detailed stream delineation and official jurisdictional determination was not performed.

RECEIVED
SLUP-22-0002
SLUSLUP-P-22-0002 CITY OF TUCKER

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280
04/19/2022

PLANNING & ZONING

Page 191 of 316
UP-22-0002UP-22-0002 DEPARTMENT
S
P a g e |2

d. Slopes Exceeding 25 percent over 10-foot Rise in Elevation

Using the Stone Mountain, GA USGS 7.5-Minute quadrangle topographic maps, slopes and draws were identified within
the site boundaries (Figure 3). The land surface generally slopes from higher points in the southern portion of the property
towards the northern portion of the site.

e. Vegetation

The subject site is dominated by urban development with associated parking lots with surrounding mixed pine/hardwood
forests within the property boundary (Figure 2). The subject site is located within the Southern Outer Piedmont Ecoregion
(Level IV) of Georgia.

f. Wildlife

An online review of protected wildlife and plant species was performed to assess threatened or endangered State and
Federal species that have known occurrences on or near the site. The Federal list of species within the property boundary
in DeKalb County was generated through the United States Fish and Wildlife Service (USFWS) Information for Planning and
Consultation (IPaC) system query report and the State list was generated through the Georgia Department of Natural
Resources (GADNR) Natural Heritage Program (NHP) Species of Concern list. These reports are included in Attachment B.

The IPaC report documented one (1) plant on the federal list in DeKalb County.

The Stone Mountain, GA, NW Quarter Quad reports did not document any species with state protection. Based on the
desktop analysis of the subject project site, critical habitat for State and Federally protected species was not observed within
the property boundary.

At the present time, the State of Georgia does not have state regulations that require State protected species investigations
for privately funded projects. The list of State species both with and without protection are intended to provide the project
with a level of due diligence to satisfy decision making. Based on the information provided by USFWS and GADNR, no
suitable habitat for protected species is not located within the property boundary.

g. Archeological/Historical Sites

An online review of available resources was performed to assess known listed sites that may have cultural or historic
significance (Attachment C). The restricted public access database of the National Register of Historic Places (NRHP), did
not result in any historic sites within one (1) mile of the property. A review of the Georgia Natural, Archaeological, and Historic
Resources Geographic Information System (GNAHRGIS) database was performed and did not result in any designated or
listed cultural resource located within one (1) mile of the proposed project site. Based on the current land use plan, it is
reasonably probable that direct impacts to cultural resources and their viewsheds are not expected to occur.

RECEIVED
CITY OF TUCKER
SLUPSLUP-22-0002
04/19/2022
kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280
PLANNING & ZONING
DEPARTMENT

Page 192 of 316

SLUP-22-0002

P a g e |3

3. Project Implementation Measures

a. Protection of Environmentally Sensitive Areas

The site does not contain any additional environmentally sensitive areas i.e. floodplains, slopes exceeding 25 percent, river
corridors, etc.

b. Protection of Water Quality

The site utilizes existing stormwater management and will continue to utilize onsite stormwater management.

c. Minimization of Negative Impacts on Existing Infrastructure

The project proposes to demolish one (1) existing office building in order to re-develop to property and construct
townhomes. One (1) parking garage and one (1) existing office building will remain onsite and are proposed to be
converted to multifamily residential use.

d. Minimization on Archeological/Historically Significant Areas

There are no known archeological/historically significant areas within the property boundary.

e. Minimization of Negative Impacts on Environmentally Stressed Communities

Proposed improvements to the site will avoid environmental impacts. There are no indications that the site contains
environmentally stressed communities.

f. Creation and Preservation of Green Space and Open Space

There is no net change in the allotment of green space and open space on the site.

g. Protection of Citizens from the Negative Impacts of Noise and Lighting

The site is currently developed and proposes re-zoning/development. Impacts to noise or lighting impacts to citizens will be
minimized and avoided if possible.

h. Protection of Parks and Recreational Green Space

The property is currently developed and proposes re-zoning/development. Existing parks and recreational green space
surrounding the site will not be impacted by the property.

i. Minimization of Impacts to Wildlife Habitats

The site is currently developed and proposes re-zoning/development. No suitable habitat of Federally or State Listed
species is located within the property boundary. There are no impacts anticipated to wildlife or wildlife habitats within the
property boundary.

Summary

RECEIVED
Based on our Environmental Site Analysis, it is reasonably probable that the proposed project would not encroach upon or
adversely affect environmental, cultural, or historic resources. Should additional permitting be needed,CITY OF site
a detailed TUCKER
delineation may be required.
kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280
04/19/2022

PLANNING & ZONING

SLSLUPUPSLUP
Page 193 of 316 DEPARTMENT
SLUP-22-0002

P a g e |4

Attachments

Attachment A: Project Figures

Figure 1: Vicinity Map
Figure 2: FEMA Floodplains, NWI, & NHD Map
Figure 3: USGS Topographic Map
Figure 4: Existing Boundary Survey
Figure 5: Master Plan

Attachment B: IPaC Report and GADNR QQ Rare Elements Report

_
^

DeKalb County

0 0.25 0.5 0.75 1 Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri
Miles Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c)
RECEIVED OpenStreetMap contributors, and the GIS User Community
CITY OF TUCKER

µ
Figure 1: Vicinity Map
SDM Northlake
04/19/2022 1 inch = 2,000 feet
City of Tucker
SLUP-22-0002
February
Page 196 of2021
316
PLANNING & ZONING
DEPARTMENT
Legend
Property Boundary

Northlake Center Drive

Northlake Parkway

¬
«
236

ad
vi sta Ro
La

0 200 400 600 800

RECEIVED Feet
CITY OF TUCKER Copyright:© 2013 National Geographic Society, i-cubed

µ
Figure 3: USGS Topographic Map
04/19/2022 SDM Northlake 1 inch = 200 feet
City197
of Tucker
Page of 316 SLUP-22-0002
PLANNING & ZONING February 2021
DEPARTMENT
Legend
* No NWI Wetlands found within Project Boundary
Property Boundary

Mapped Streams (NHD)

FEMA Floodzone
Zone AE: 1% Annual Chance

Northlake Center Drive

Northlake Parkway

¬
«236

ad
vi sta Ro
La

0 200 400 600 800

PLANNING & ZONING

DEPARTMENT
National Hydrography Dataset (NHD) Map
SDM Northlake
City198
Page of Tucker
of 316
February 2021 SLUP-22-0002
1 inch = 200 feet
µ
Figure 4: Existing
Boundary Survey

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
SLUP-22-0002

Page 199 of 316

Figure 5: Master Plan

R/W
AXLE FD. AT ROCK

DVS
1/2"RBF
1/2"CTP
0.38' SOUTH 20' BSL
0.23' NORTH
20' BSL
Proposed Stormwater Management Area
50,000 CF
80 79 D ES I G N G R O U P
404-409-8029
77 78 6175 Hickory Flat Hwy.
Canton, GA 30115
Park
76 75
73 74 Open Space N
( FORMERLY PLYANT ROAD )

72 71
69 70

Alley
Alley

68 67

20' BSL
66 0 40' 80'
65
Existing Prepared By:
64 63 62 61 60 59 58 57
Parking Garage
(to remain)

GSWCC LEVEL
CERTIFICATION: # 66078
42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 Land Lots:
20' BSL

210 & 211

Parcels:

18 219 03 019 & ----031

Alley Alley
Open Space DeKal County oning:
20' BSL

Prepared For:
AXLE FD. ON LINE

Existing I.P.F. 1/2" R.B.

41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 Office Bldg
(to remain) Cross Lake
Residential Parcel Partners
Pro ect:

Entry Courtyard
Park 80 TH's, 20'x38', Alley Loaded

20' BSL
Main Entry
7.55 Ac. Parcels 2245 & 2249 Northlake Pkwy
&
Courtyard 10.1 Units/Ac.
Main Entry 2245-2247 Northlake Pkwy
Tucker, GA 30084
DeKalb County
25' OPEN SPACE: Required 3.775 Ac.
NORTHLAKE PARKWAY

Maximum coverage area allowed 50% Re . Date Description

15 16 17 18 19 20 21 22 23 24 25 26
_.92 Ac. Open Space included in each Lot
1
80 Lots x 500 SF/Lot = 40,000 SF
2 2.68 Ac. outside of Lot footprints
3
(FORMERLY PLYANT ROAD)

3.60 Ac. or 48%

Issued:
4 ____________________________________
R/W

Jan. 26, 2021

5 14 Proposed Stormwater Management Area
20,000 CF
Office Parcel
DVS Pro ect No.
6 13
20' BSL 6.17 Ac. Parcels 2251 & 2247
Alley

3.80 Ac. 62% Open Space 20-048

7 12 Park S eet Title:

8
_____________________________________
11 RECEIVED
TOTAL PROJECT: 13.72 Ac. Master Plan
CITY OF TUCKER
9 10
04/19/2022 Open Space: 7.4 Ac. or 54%
20' BSL
PLANNING & ZONING
L-2
ERSECTION

DEPARTMENT
KWAY AND

POB SLUP-22-0002
Page 200 of 316
SLUP-22-0002

Attachment B:

IPaC Report
GADNR QQ Rare Elements Report

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
SLUP-22-0002

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280
Page 201 of 316
SLUP-22-0002
2/16/2021 IPaC: Explore Location resources

IPaC U.S. Fish & Wildlife Service

IPaC resource list

This report is an automatically generated list of species and other resources such as critical habitat
(collectively referred to as trust resources) under the U.S. Fish and Wildlife Service's (USFWS)
jurisdiction that are known or expected to be on or near the project area referenced below. The list
may also include trust resources that occur outside of the project area, but that could potentially be
directly or indirectly a ected by activities in the project area. However, determining the likelihood
and extent of e ects a project may have on trust resources typically requires gathering additional
site-speci c (e.g., vegetation/species surveys) and project-speci c (e.g., magnitude and timing of
proposed activities) information.

Below is a summary of the project information you provided and contact information for the USFWS
o ce(s) with jurisdiction in the de ned project area. Please read the introduction to each section
that follows (Endangered Species, Migratory Birds, USFWS Facilities, and NWI Wetlands) for
additional information applicable to the trust resources addressed in that section.

Location
DeKalb County, Georgia

Local o ce
Georgia Ecological Services Field O ce

 (706) 613-9493 RECEIVED

 (706) 613-6059 CITY OF TUCKER
355 East Hancock Avenue
04/19/2022
Room 320
Athens, GA 30601 PLANNING & ZONING
DEPARTMENT

Page 202 of 316 SLUP-22-0002

https://ecos.fws.gov/ipac/location/AV23QIPVFFG3VLHR3QA555OUCY/resources 1/9
2/16/2021 IPaC: Explore Location resources

Endangered species
This resource list is for informational purposes only and does not constitute an analysis of
project level impacts.

The primary information used to generate this list is the known or expected range of each species.
Additional areas of in uence (AOI) for species are also considered. An AOI includes areas outside of
the species range if the species could be indirectly a ected by activities in that area (e.g., placing a
dam upstream of a sh population even if that sh does not occur at the dam site, may indirectly
impact the species by reducing or eliminating water ow downstream). Because species can move,
and site conditions can change, the species on this list are not guaranteed to be found on or near
the project area. To fully determine any potential e ects to species, additional site-speci c and
project-speci c information is often required.

Section 7 of the Endangered Species Act requires Federal agencies to "request of the Secretary
information whether any species which is listed or proposed to be listed may be present in the area
of such proposed action" for any project that is conducted, permitted, funded, or licensed by any
Federal agency. A letter from the local o ce and a species list which ful lls this requirement can
only be obtained by requesting an o cial species list from either the Regulatory Review section in
IPaC (see directions below) or from the local eld o ce directly.

For project evaluations that require USFWS concurrence/review, please return to the IPaC website
and request an o cial species list by doing the following:

1. Draw the project location and click CONTINUE.

2. Click DEFINE PROJECT.
3. Log in (if directed to do so).
4. Provide a name and description for your project.
5. Click REQUEST SPECIES LIST.

Listed species1 and their critical habitats are managed by the Ecological Services Program of the U.S.
Fish and Wildlife Service (USFWS) and the sheries division of the National Oceanic and Atmospheric
Administration (NOAA Fisheries2).

Species and critical habitats under the sole responsibility of NOAA Fisheries are not shown on this
list. Please contact NOAA Fisheries for species under their jurisdiction.

1. Species listed under the Endangered Species Act are threatened or endangered; IPaC also shows
species that are candidates, or proposed, for listing. See the listing status page for more
information. IPaC only shows species that are regulated by USFWS (see FAQ). RECEIVED
2. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an o ce of the
CITY OF TUCKER
National Oceanic and Atmospheric Administration within the Department of Commerce.

The following species are potentially a ected by activities in this location: 04/19/2022

PLANNING & ZONING

Flowering Plants DEPARTMENT
NAME STATUS
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Michaux's Sumac Rhus michauxii Endangered

Wherever found
No critical habitat has been designated for this species.
https://ecos.fws.gov/ecp/species/5217

Critical habitats
Potential e ects to critical habitat(s) in this location must be analyzed along with the endangered
species themselves.

THERE ARE NO CRITICAL HABITATS AT THIS LOCATION.

Migratory birds
Certain birds are protected under the Migratory Bird Treaty Act1 and the Bald and Golden Eagle
Protection Act2.

Any person or organization who plans or conducts activities that may result in impacts to migratory
birds, eagles, and their habitats should follow appropriate regulations and consider implementing
appropriate conservation measures, as described below.

1. The Migratory Birds Treaty Act of 1918.

2. The Bald and Golden Eagle Protection Act of 1940.

Additional information can be found using the following links:

Birds of Conservation Concern http://www.fws.gov/birds/management/managed-species/

birds-of-conservation-concern.php
Measures for avoiding and minimizing impacts to birds
http://www.fws.gov/birds/management/project-assessment-tools-and-guidance/
conservation-measures.php
Nationwide conservation measures for birds
http://www.fws.gov/migratorybirds/pdf/management/nationwidestandardconservationmeasures.pdf

The birds listed below are birds of particular concern either because they occur on the USFWS Birds
of Conservation Concern (BCC) list or warrant special attention in your project location. To learn
more about the levels of concern for birds on your list and how this list is generated, see the FAQ
below. This is not a list of every bird you may nd in this location, nor a guarantee that every bird on
this list will be found in your project area. To see exact locations of where birders and the general
public have sighted birds in and around your project area, visit the E-bird data mapping tool RECEIVED
(Tip:
enter your location, desired date range and a species on your list). For projects that occurCITY
o theOF TUCKER
Atlantic Coast, additional maps and models detailing the relative occurrence and abundance of bird
species on your list are available. Links to additional information about Atlantic Coast birds,04/19/2022
and
other important information about your migratory bird list, including how to properly interpret and
use your migratory bird report, can be found below. PLANNING & ZONING
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NAME BREEDING SEASON (IF A

BREEDING SEASON IS INDICATED
FOR A BIRD ON YOUR LIST, THE
BIRD MAY BREED IN YOUR
PROJECT AREA SOMETIME WITHIN
THE TIMEFRAME SPECIFIED,
WHICH IS A VERY LIBERAL
ESTIMATE OF THE DATES INSIDE
WHICH THE BIRD BREEDS
ACROSS ITS ENTIRE RANGE.
"BREEDS ELSEWHERE" INDICATES
THAT THE BIRD DOES NOT LIKELY
BREED IN YOUR PROJECT AREA.)

Blue-winged Warbler Vermivora pinus Breeds May 1 to Jun 30

This is a Bird of Conservation Concern (BCC) only in particular Bird
Conservation Regions (BCRs) in the continental USA

Cerulean Warbler Dendroica cerulea Breeds Apr 28 to Jul 20

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
https://ecos.fws.gov/ecp/species/2974

Kentucky Warbler Oporornis formosus Breeds Apr 20 to Aug 20

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.

King Rail Rallus elegans Breeds May 1 to Sep 5

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
https://ecos.fws.gov/ecp/species/8936

Prairie Warbler Dendroica discolor Breeds May 1 to Jul 31

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.

Prothonotary Warbler Protonotaria citrea Breeds Apr 1 to Jul 31 RECEIVED

This is a Bird of Conservation Concern (BCC) throughout its range in CITY OF TUCKER
the continental USA and Alaska.
04/19/2022
Red-headed Woodpecker Melanerpes erythrocephalus Breeds May 10 to Sep 10
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This is a Bird of Conservation Concern (BCC) throughout its range in
DEPARTMENT
the continental USA and Alaska.
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Rusty Blackbird Euphagus carolinus Breeds elsewhere

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.

Wood Thrush Hylocichla mustelina Breeds May 10 to Aug 31

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.

Probability of Presence Summary

The graphs below provide our best understanding of when birds of concern are most likely to be
present in your project area. This information can be used to tailor and schedule your project
activities to avoid or minimize impacts to birds. Please make sure you read and understand the FAQ
"Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting to
interpret this report.

Probability of Presence ( )

Each green bar represents the bird's relative probability of presence in the 10km grid cell(s) your
project overlaps during a particular week of the year. (A year is represented as 12 4-week months.)
A taller bar indicates a higher probability of species presence. The survey e ort (see below) can be
used to establish a level of con dence in the presence score. One can have higher con dence in the
presence score if the corresponding survey e ort is also high.

How is the probability of presence score calculated? The calculation is done in three steps:

1. The probability of presence for each week is calculated as the number of survey events in the
week where the species was detected divided by the total number of survey events for that
week. For example, if in week 12 there were 20 survey events and the Spotted Towhee was
found in 5 of them, the probability of presence of the Spotted Towhee in week 12 is 0.25.
2. To properly present the pattern of presence across the year, the relative probability of presence
is calculated. This is the probability of presence divided by the maximum probability of presence
across all weeks. For example, imagine the probability of presence in week 20 for the Spotted
Towhee is 0.05, and that the probability of presence at week 12 (0.25) is the maximum of any
week of the year. The relative probability of presence on week 12 is 0.25/0.25 = 1; at week 20 it is
0.05/0.25 = 0.2.
3. The relative probability of presence calculated in the previous step undergoes a statistical
conversion so that all possible values fall between 0 and 10, inclusive. This is the probability of
presence score.

To see a bar's probability of presence score, simply hover your mouse cursor over the bar.

Breeding Season ( )
RECEIVED
Yellow bars denote a very liberal estimate of the time-frame inside which the bird breeds across its
CITY OF TUCKER
entire range. If there are no yellow bars shown for a bird, it does not breed in your project area.

Survey E ort ( ) 04/19/2022

Vertical black lines superimposed on probability of presence bars indicate the number of surveys
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performed for that species in the 10km grid cell(s) your project area overlaps. The number of & ZONING
DEPARTMENT
surveys is expressed as a range, for example, 33 to 64 surveys.
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To see a bar's survey e ort range, simply hover your mouse cursor over the bar.

No Data ( )
A week is marked as having no data if there were no survey events for that week.

Survey Timeframe
Surveys from only the last 10 years are used in order to ensure delivery of currently relevant
information. The exception to this is areas o the Atlantic coast, where bird returns are based on all
years of available data, since data in these areas is currently much more sparse.

Tell me more about conservation measures I can implement to avoid or minimize impacts to migratory birds.

Nationwide Conservation Measures describes measures that can help avoid and minimize impacts to all birds at
any location year round. Implementation of these measures is particularly important when birds are most likely to
occur in the project area. When birds may be breeding in the area, identifying the locations of any active nests and
avoiding their destruction is a very helpful impact minimization measure. To see when birds are most likely to
occur and be breeding in your project area, view the Probability of Presence Summary. Additional measures or
permits may be advisable depending on the type of activity you are conducting and the type of infrastructure or
bird species present on your project site.

What does IPaC use to generate the migratory birds potentially occurring in my speci ed location?

The Migratory Bird Resource List is comprised of USFWS Birds of Conservation Concern (BCC) and other species
that may warrant special attention in your project location.

The migratory bird list generated for your project is derived from data provided by the Avian Knowledge Network
(AKN). The AKN data is based on a growing collection of survey, banding, and citizen science datasets and is
queried and ltered to return a list of those birds reported as occurring in the 10km grid cell(s) which your project
intersects, and that have been identi ed as warranting special attention because they are a BCC species in that
area, an eagle (Eagle Act requirements may apply), or a species that has a particular vulnerability to o shore
activities or development.

Again, the Migratory Bird Resource list includes only a subset of birds that may occur in your project area. It is not
representative of all birds that may occur in your project area. To get a list of all birds potentially present in your
project area, please visit the AKN Phenology Tool.

What does IPaC use to generate the probability of presence graphs for the migratory birds potentially
occurring in my speci ed location?

The probability of presence graphs associated with your migratory bird list are based on data provided by the
Avian Knowledge Network (AKN). This data is derived from a growing collection of survey, banding, and citizen
science datasets .

Probability of presence data is continuously being updated as new and better information becomes available. To
learn more about how the probability of presence graphs are produced and how to interpret them, go the
Probability of Presence Summary and then click on the "Tell me about these graphs" link.

How do I know if a bird is breeding, wintering, migrating or present year-round in my project area?
RECEIVED
To see what part of a particular bird's range your project area falls within (i.e. breeding, wintering, migrating
CITY OF or TUCKER
year-round), you may refer to the following resources: The Cornell Lab of Ornithology All About Birds Bird Guide, or
(if you are unsuccessful in locating the bird of interest there), the Cornell Lab of Ornithology Neotropical Birds
04/19/2022
guide. If a bird on your migratory bird species list has a breeding season associated with it, if that bird does occur
in your project area, there may be nests present at some point within the timeframe speci ed. If "Breeds
PLANNING & ZONING
elsewhere" is indicated, then the bird likely does not breed in your project area.
DEPARTMENT
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What are the levels of concern for migratory birds?

Migratory birds delivered through IPaC fall into the following distinct categories of concern:

1. "BCC Rangewide" birds are Birds of Conservation Concern (BCC) that are of concern throughout their range
anywhere within the USA (including Hawaii, the Paci c Islands, Puerto Rico, and the Virgin Islands);
2. "BCC - BCR" birds are BCCs that are of concern only in particular Bird Conservation Regions (BCRs) in the
continental USA; and
3. "Non-BCC - Vulnerable" birds are not BCC species in your project area, but appear on your list either because of
the Eagle Act requirements (for eagles) or (for non-eagles) potential susceptibilities in o shore areas from
certain types of development or activities (e.g. o shore energy development or longline shing).

Although it is important to try to avoid and minimize impacts to all birds, e orts should be made, in particular, to
avoid and minimize impacts to the birds on this list, especially eagles and BCC species of rangewide concern. For
more information on conservation measures you can implement to help avoid and minimize migratory bird
impacts and requirements for eagles, please see the FAQs for these topics.

Details about birds that are potentially a ected by o shore projects

For additional details about the relative occurrence and abundance of both individual bird species and groups of
bird species within your project area o the Atlantic Coast, please visit the Northeast Ocean Data Portal. The Portal
also o ers data and information about other taxa besides birds that may be helpful to you in your project review.
Alternately, you may download the bird model results les underlying the portal maps through the NOAA NCCOS
Integrative Statistical Modeling and Predictive Mapping of Marine Bird Distributions and Abundance on the Atlantic
Outer Continental Shelf project webpage.

Bird tracking data can also provide additional details about occurrence and habitat use throughout the year,
including migration. Models relying on survey data may not include this information. For additional information on
marine bird tracking data, see the Diving Bird Study and the nanotag studies or contact Caleb Spiegel or Pam
Loring.

What if I have eagles on my list?

If your project has the potential to disturb or kill eagles, you may need to obtain a permit to avoid violating the
Eagle Act should such impacts occur.

Proper Interpretation and Use of Your Migratory Bird Report

The migratory bird list generated is not a list of all birds in your project area, only a subset of birds of priority
concern. To learn more about how your list is generated, and see options for identifying what other birds may be
in your project area, please see the FAQ "What does IPaC use to generate the migratory birds potentially occurring
in my speci ed location". Please be aware this report provides the "probability of presence" of birds within the 10
km grid cell(s) that overlap your project; not your exact project footprint. On the graphs provided, please also look
carefully at the survey e ort (indicated by the black vertical bar) and for the existence of the "no data" indicator (a
red horizontal bar). A high survey e ort is the key component. If the survey e ort is high, then the probability of
presence score can be viewed as more dependable. In contrast, a low survey e ort bar or no data bar means a lack
of data and, therefore, a lack of certainty about presence of the species. This list is not perfect; it is simply a starting
point for identifying what birds of concern have the potential to be in your project area, when they might be there,
and if they might be breeding (which means nests might be present). The list helps you know what to look for to
con rm presence, and helps guide you in knowing when to implement conservation measures to avoid or
minimize potential impacts from your project activities, should presence be con rmed. To learn more about
RECEIVED
conservation measures, visit the FAQ "Tell me about conservation measures I can implement to avoid or minimize
impacts to migratory birds" at the bottom of your migratory bird trust resources page. CITY OF TUCKER

04/19/2022

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Facilities

National Wildlife Refuge lands

Any activity proposed on lands managed by the National Wildlife Refuge system must undergo a
'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to
discuss any questions or concerns.

THERE ARE NO REFUGE LANDS AT THIS LOCATION.

Fish hatcheries
THERE ARE NO FISH HATCHERIES AT THIS LOCATION.

Wetlands in the National Wetlands Inventory

Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section 404
of the Clean Water Act, or other State/Federal statutes.

For more information please contact the Regulatory Program of the local U.S. Army Corps of
Engineers District.

THERE ARE NO KNOWN WETLANDS AT THIS LOCATION.

Data limitations

The Service's objective of mapping wetlands and deepwater habitats is to produce reconnaissance level
information on the location, type and size of these resources. The maps are prepared from the analysis of high
altitude imagery. Wetlands are identi ed based on vegetation, visible hydrology and geography. A margin of error
is inherent in the use of imagery; thus, detailed on-the-ground inspection of any particular site may result in
revision of the wetland boundaries or classi cation established through image analysis.

The accuracy of image interpretation depends on the quality of the imagery, the experience of the image analysts,
the amount and quality of the collateral data and the amount of ground truth veri cation work conducted.
Metadata should be consulted to determine the date of the source imagery used and any mapping problems.

Wetlands or other mapped features may have changed since the date of the imagery or eld work. There may be
occasional di erences in polygon boundaries or classi cations between the information depicted on the map and
the actual conditions on site. RECEIVED
CITY OF TUCKER
Data exclusions
04/19/2022
Certain wetland habitats are excluded from the National mapping program because of the limitations of aerial
imagery as the primary data source used to detect wetlands. These habitats include seagrasses or submerged
PLANNING & ZONING
aquatic vegetation that are found in the intertidal and subtidal zones of estuaries and nearshore coastal waters.
DEPARTMENT
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Some deepwater reef communities (coral or tuber cid worm reefs) have also been excluded from the inventory.
These habitats, because of their depth, go undetected by aerial imagery.

Data precautions

Federal, state, and local regulatory agencies with jurisdiction over wetlands may de ne and describe wetlands in a
di erent manner than that used in this inventory. There is no attempt, in either the design or products of this
inventory, to de ne the limits of proprietary jurisdiction of any Federal, state, or local government or to establish
the geographical scope of the regulatory programs of government agencies. Persons intending to engage in
activities involving modi cations within or adjacent to wetland areas should seek the advice of appropriate federal,
state, or local agencies concerning speci ed agency regulatory programs and proprietary jurisdictions that may
a ect such activities.

RECEIVED
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2/17/2021 Georgia Rare Natural Elements

Stone Mountain, GA, NW Quarter Quad

All Tracked Natural Elements
With or Without Protection Status
0 element records in list

ANIMALS

NATURAL COMMUNITIES

OTHER NATURAL ELEMENTS

PLANTS

RECEIVED
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https://georgiabiodiversity.a2hosted.com/natels/element_lists?area=qq&group=all_groups&areacode=3308472NW&areaname=Stone Mountain, GA, … 1/1
SLUP-22-0002

Attachment C:

NRHP Map
GNAHRGIS Map

RECEIVED
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DEPARTMENT

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280
Page 212 of 316
2/17/2021 National Register of Historic Places

Na onal Register of Historic Places Na onal Park Service

U.S. Department of the Interior
Public, non-restricted data depic ng Na onal Register spa al data processed by the Cultural Resources GIS facility. …

Park Tiles Light

select & change this Family Type Fax Text here
via the Type selector

DEVELOPMENT SUMMARY
to set the correct
Office Information

• Current Zoning: NL-2

• Site Area: 6.17 acres
• Proposed Use: Adaptive Reuse Multifamily
• Total Proposed Units: 216
• Density: 35 units/acre

EXISTING PARKING DECK

Date Description

EXISTING LOAD PRESERVED

REMOVABLE SCREEN WALL BOTH SIDES OF NEW WALKWAY

NEW RAISED PATH CONNECTING PARKING TO
NORTHLAKE PARKWAY

RESIDENTIAL BUILDING

RESIDENTIAL
BUILDING

RESIDENTIAL AMENITY TERRACE

Seal / Signature

NOT FOR
CONSTRUCTION
PROGRAM SUMMARY
FIRE LANE RECEIVED Project Name
216 UNITS
CITY OF TUCKER
5.04 ACRES 2247 Northlake
42.8 UNITS/ACRE Parkway-Schematic Design
Project Number

04/19/2022 13.3472.000
Description

SITE PLAN
NTS
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DEPARTMENT Scale
Page 216 of 316
SLUP-22-0002 Northlake 03.08.2022
1/32" = 1'-0" 2
ENLARGED SITE PLAN 2247 Northlake Parkway
Tucker, GA 30084

DEVELOPMENT SUMMARY
While editing the title block
select & change this Family Type
via the Type selector
to set the correct
Tel Do not enter
Fax Text here

Office Information

• Current Zoning: NL-2

EXISTING PARKING DECK • Site Area: 6.17 acres
• Proposed Use: Adaptive Reuse Multifamily
• Total Proposed Units: 216
• Density: 35 units/acre

Date Description

EXISTING LOAD PRESERVED

REMOVABLE SCREEN WALL BOTH

SIDES OF NEW WALKWAY

NEW RAISED PATH

CONNECTING PARKING TO
RESIDENTIAL BUILDING

RESIDENTIAL
BUILDING

Seal / Signature

RESIDENTIAL AMENITY TERRACE

NOT FOR
CONSTRUCTION
Project Name

RECEIVED
PROGRAM SUMMARY
2247 Northlake
Parkway-Schematic Design

216 UNITS
CITY OF TUCKER Project Number

13.3472.000
5.04 ACRES Description

42.8 UNITS/ACRE SITE PLAN - ENLARGED

04/19/2022
FIRE LANE
Scale NTS
PLANNING & ZONING 3/64" = 1'-0"

DEPARTMENT
Page 217 of 316
SLUP-22-0002 A1.01 Northlake 03.08.2022 3
© 2015 Gensler
TYPICAL PLAN
1 2 3 4 5 6 7 8 9 10 DEVELOPMENT SUMMARY
45' - 11 1/2" 16' - 3" 16' - 3" 27' - 6 1/4" 16' - 1 1/2" 16' - 4" 27' - 6 1/2" 16' - 2 3/4" 16' - 2 3/4" 45' - 5 1/4"
B4 UNIT A1 DELUXE UNIT A1 DELUXE UNIT B1A UNIT A1A UNIT A2 UNIT B1 UNIT A1 UNIT A1 UNIT B4 UNIT
• Total Proposed Units: 216
• Average Unit Size: 965 sf
F• Unit Mix: 70% 1-bed, 30% 2-bed
• Total Rentable: 208,457 sf

E
45' - 11 3/4"

45' - 11 3/4"
B4 UNIT

B4 UNIT
D
TELEPHONE ELECTRICAL
21' - 2 3/4"

21' - 2 3/4"
A4 UNIT

A4 UNIT
7' - 1" 16' - 2 3/4"

AMENITY
6' - 0"
SPACE AMENITY
MECHANICAL
ELECTRICAL SPACE TELEPHONE
6' - 0" 6' - 0"
A3 UNIT

A3 UNIT
TRASH
25' - 0"

25' - 0"
C
ROOM

6' - 0"
GENERAL NOTES
37' - 2 1/2"

37' - 2 1/2"
B3 UNIT

B3 UNIT
B

RECEIVED
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DEPARTMENT 4
AERIAL VIEW
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SEMI-AErial VIEW
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SLUP-22-0002 6
Thank you!

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DEPARTMENT
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SLUP-22-0002
Page 222 of 316
Page 223 of 316
Page 224 of 316
Land Use Petition: RZ-22-0002
Date of Staff Recommendation Preparation: May 3, 2022
Planning Commission: May 19, 2022
Mayor and City Council, 1st Read: June 13, 2022
Mayor and City Council, 2nd Read: July 11, 2022

PROJECT LOCATION: 2245 & 2249 Northlake Parkway

APPLICATION NUMBER RZ-22-0002

DISTRICT/LANDLOT(S): Land District 18, Land Lot 210

ACREAGE: 7.29 acres

EXISTING ZONING NL-4 (Vista Dale Court)

Approved for 80 townhomes (RZ-21-0001), however an office
EXISTING LAND USE
building is currently constructed on the site.
FUTURE LAND USE MAP
Regional Activity Center
DESIGNATION:
OVERLAY DISTRICT: N/A

APPLICANT: SDM Northlake, LLC

OWNER: SDM Northlake, LLC

Major modification to approved conditions of zoning for RZ-21-
PROPOSED DEVELOPMENT:
0001.

STAFF RECOMMENDATION: Approval with conditions of RZ-22-0002.

Page 225 of 316

RZ-22-0002
BACKROUND
In June of 2021, the subject properties were rezoned (RZ-21-)0001 and CV-21-0001 from NL-2
(Northlake-Office Park) to NL-4 (Northlake-Vista Dale Court) to allow for an 80-unit, for rent, townhome
development (O2021-05-08). With this rezoning, 27 conditions were placed on the property regarding
materials, pedestrian connectivity, and guest parking. The applicant stated during the public
participation plan meeting that all parking would be provided on the site at the new development, and
that there would not be parking for guests or residents in the parking deck on the neighboring property
(east). During the land use process, guest parking was conditioned in surface spaces on the adjacent lot.
However, the proposed conversion of office to multi-family triggered the need for the developer to
relocate the guest parking from the surface lot to the parking deck due to the need for an expanded fire
lane and outdoor amenity area. A major change of conditions requires approval via the land use process.

In January 2022, a Land Disturbance Permit (LDP) for the site was submitted to the City of Tucker. (PLD22-
0002). The LDP has not been issued yet.

In February 2022, the applicant discussed the potential of turning the existing office building on the
adjacent property into a multi-family development at a density of more than 24 units per acre, which
would require a Special Land Use Permit (SLUP). In April 2022, the applicant submitted a SLUP application
(SLUP-22-0002) to allow for the development of 216 multi-family apartment units within the existing 9-
story office building on the parcels to the east of the subject property.

All four parcels, 2245 and 2249 Northlake Property (RZ-22-0002) and 2247 and 2251 Northlake Parkway
(SLUP-22-0002) are currently owned by the same entity.

PROJECT DATA
The applicant is requesting a major modification to amend two conditions of zoning that currently exist
on the properties. The requested amendments specifically relate to relocating the 23 proposed guest
parking spaces for the townhome development from the southeastern corner of the subject property to
the existing parking deck.

The applicant is proposing to amend condition 2 to reflect the updated site plan and condition 8 to allow
visitor parking to be located within the adjacent, approximately 1,200 space parking deck as opposed to
the adjacent surface lot. The existing conditions state:

2. The property should be developed in general conformance with the site plan submitted on March
8, 2021 to the Planning and Zoning Department, with revisions to meet these conditions.

8. The 23 surface parking spaces at the southeast corner shall be reserved for guest parking for the
townhome development.

If approved, an access easement would be required to be recorded with DeKalb Superior Court in order
for guests of the townhome development to legally access the parking deck at 2247 Northlake. Staff has
included this as a condition.

The applicant is not requesting any other changes.

Page 226
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RZ-22-0002

Image showing the proposed relocation of the 23 guest parking spaces.

CHARACTER AREA (Future Land Use)

The subject parcel is in the Regional Activity Center on the Future Land Use Map. Primary Land Uses in
the Regional Activity Center Character Area include townhomes, apartments, condominiums, retail and
service commercial, office, entertainment and cultural facilities, and public/private recreational uses.
Development strategies include encouraging a relatively high-density mix of retail, office, services, and
employment to serve a regional market area; developing a diverse mix of higher-density housing types

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RZ-22-0002
including affordable and workforce housing; designing streetscapes to be pedestrian-oriented; and
making connections to nearby networks of greenspace or trails.

PUBLIC PARTICIPATION PLAN REPORT

This community meeting was held in conjunction with the community meeting for the adjacent parcels,
2247 & 2251 Northlake Parkway (SLUP-22-0002). While the applicant spoke on the proposed
modification for the relocation of visitor parking, no community meeting attendees had
questions/comments/or concerns regarding this portion of the project.

NEARBY/SURROUNDING LAND ANALYSIS

Adjacent & Surrounding Zoning
Existing Land Use
Properties (Petition Number)
Adjacent: North NL-2 (Office Park) Habersham at Northlake office park
NL-2 (Office Park) and Office building and parking deck; Winding
Adjacent: East
R-85 (Residential Medium Lot-85) Woods neighborhood
Adjacent: South NL-2 (Office Park) Tucker Meridian shopping center

Adjacent: Northwest NL-2 (Office Park) Office building and surface parking lot
Office building, restaurant, The Reid
Adjacent: Southwest NL-2 (Office Park)
Apartments
Adjacent: West NL-2 (Office Park) Bank

Aerial Exhibit showing surrounding land uses.

Page 228
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RZ-22-0002

Major Modification/Rezoning (RZ-22-0002)

The process and regulations for modifications and changes to approved conditions of zoning are outlined
in Sec. 46-1565 of the City of Tucker Zoning Ordinance. This section falls under Division 3: Zoning and
Comprehensive Plan Amendments and Procedures. Minor changes can be handled administratively, but
major changes such as changes to conditions of approval require the full public hearing process and
review. Criteria (standards and factors) for rezoning decisions are provided in Section 46-1560 of the City
of Tucker Zoning Ordinance. The applicant is required to address these criteria (see application); below
are staff’s findings which are independent of the applicant’s responses to these criteria.

1. Whether the zoning proposal is in conformity with the policy and intent of the comprehensive
plan.

The proposed development meets the intent of the Comprehensive Plan in terms of promoting
adaptive reuse and infill development in the office park at Northlake, specifically by “expanding
services and conveniences for tenants within the Northlake Area.” By providing guest parking that
is covered and in closer proximity to the townhomes than in an uncovered parking area, the
applicant is able to create a safer and more pedestrian friendly environment for the townhome
development.

2. Whether the zoning proposal will permit a use that is suitable in view of the use and development
of adjacent and nearby property or properties.

Amending a condition of zoning to allow for the relocation of the required guest parking from a
surface lot to the adjacent parking deck is suitable in the view of the use and development of
adjacent and nearby properties at the present time. The surrounding properties include office and
retail uses as well as a multi-family development. The relocation of the proposed parking, so long
as an access easement is agreed upon and recorded by the property owners, would benefit the
townhome community as it would provide guest parking that is covered, as opposed to providing
surface parking, which would expose vehicles to the elements.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as
currently zoned.

The subject property does have a reasonable economic use as currently zoned. The proposed
modification, to relocate guest parking from the 23 uncovered spaces at the southeastern corner of
the parcel to the adjacent parking deck, is not expected to change the economic use of the property
but would provide an amenity for the townhome development not currently offered.

4. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or
nearby property or properties.

The modification is not anticipated to adversely affect the existing use or usability of nearby
properties. The parking deck has approximately 1,219 parking spaces. Granting the townhome
development to use 23 of the 1,219 parking spaces would not significantly impact the existing office

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RZ-22-0002
building/proposed multi-family building but would provide an amenity and safer parking options for
the townhome guests.

5. Whether there are other existing or changing conditions affecting the use and development of the
property which give supporting grounds for either approval or disapproval of the zoning proposal.

There are no known existing or changing conditions that affect the use and development of the
parcels that are a part of this rezoning application. However, the intent when this rezoning first
went through the process was to leave the 9-story office building at the real as office use. This
modification is required due to site changes created by the proposed office conversion.

6. Whether the zoning proposal will adversely affect historic buildings, site, districts, or
archaeological resources.

There are no known historic buildings, sites, districts or archaeological resources on the subject
properties.

7. Whether the zoning proposal will result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools.

The requested zoning modification would not cause any additional impact to streets, transportation
facilities, utilities, or schools.

8. Whether the zoning proposal adversely impacts the environment or surrounding natural
resources.

The proposed zoning modification request will not adversely impact the environment or
surrounding natural resources.

CONCLUSION
The proposed development and the modification request meet the intent of the comprehensive plan to
promote adaptive reuse and infill development in the office park at Northlake, specifically by providing
expanded services and conveniences for tenants. The condition change that has been requested meets
the intent of the original condition and provides a safer, more attractive option/amenity for the
townhome development.

Therefore, Staff recommends APPROVAL WITH CONDITIONS of the requested rezoning.

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RZ-22-0002
Staff Recommendation

Based upon the findings and conclusions herein, Staff recommends APPROVAL WITH CONDITONS of
Land Use Petition RZ-22-0002. Condition changes are shown in italics.

1. Use of the subject property shall be limited to a 80-unit rental townhome development.

2. The property should be developed in general conformance with the site plan submitted on
April 19, 2022 to the Planning and Zoning Department, with revisions to meet these
conditions.

3. A landscape plan for the pocket parks shall be submitted for review and approval by the
Planning and Zoning Director.

4. The maximum lot coverage on the overall site shall be increased to 52% (CV-21-0001)

5. The minimum lease term shall not be shorter than 6 months.

6. The owner/property manager shall have an office in a model unit on the site during the
development process. The owner/property manager shall have operations and maintenance
personnel assigned to the community and will provide their contact information (24 hours
per day/ 7 days per week) to all residents and to local authorities.

7. A mail kiosk and two parking spaces shall be provided on site.

8. A minimum of 23 parking spaces in the adjacent parking deck shall be reserved for guest
parking for the townhome development. Signage shall be provided that designates these
spaces as guest parking for both uses.

9. Each unit shall provide a two-car garage.

10. Architectural detailing on townhouses shall meet Article 3 and Article 5 (when applicable) of
the Zoning Ordinance.

11. Each townhome shall have a defined walkway and/or porch/stoop from the sidewalk to the
front doors.

12. No units shall encroach into any storm drain or sanitary sewer easements.

13. Driveways shall be a minimum of twenty feet (20') from the alley back of curb to the face of
structure to accommodate the off-street parking of vehicles.

14. The private alley shall be constructed per the City of Tucker Development Regulation,
including width, pavement design, and curb.

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RZ-22-0002

15. The private alleys shall be signed and striped as a No Parking zone.

16. The detention pond shall be located on a separate lot of record.

17. The development of the property is contingent on approval from DeKalb County Department
of Watershed Management.

18. The development shall be limited to two (2) full access driveways on Northlake Parkway. The
southern driveway shall align with the existing traffic signal at Northlake Parkway /
Northlake Center Drive. Curb cut locations are subject the sight distance requirements and
the approval of the City Engineer.

19. Owner/Developer shall maintain efficient operation of the existing traffic signal as required
by the City Engineer, at no cost to the City of Tucker.

20. Owner/Developer shall construct a ten foot (10') wide concrete trail and 5' landscape strip
along the entire frontage of Northlake Parkway / Northlake Center Drive. Alternative layouts
to preserve the existing oak trees along Northlake Parkway may be authorized so long as the
trail is ten feet (1O') along the entire length of the frontage. These alternatives shall be
reviewed at the land disturbance permitting stage, subject to the review and approval of the
Planning and Zoning Director.

21. Owner/Developer shall dedicate at no cost to the City of Tucker such additional right-of-way
as required to have a minimum of two feet (2') from the back of the future trail.

22. Owner/Developer shall install a bus shelter at or close to the existing bus pad on Northlake
Parkway. Said shelter shall comply with MARTA specifications and may be located within the
landscape strip required in condition #20 above. Regardless of the location of the bus shelter,
any required setbacks will be measured from the dedication required by condition #21
above. Final location of bus shelter shall be subject to the review and approval of MARTA
and the Planning and Zoning Director.

23. Internal dead-end streets greater than one hundred-fifty feet (150') must provide a cul de
sac or turnaround, subject to the approval of the City Engineer and DeKalb County Fire
Department.

24. Owner/Developer shall install a five foot (5') wide sidewalk along one side of all internal
streets.

25. Owner/Developer shall provide stormwater management in compliance with Tucker's Post
Construction Stormwater Management Ordinance.

26. Owner/Developer shall comply with Section 14-39 of the City of Tucker Code of Ordinances
concerning tree protection and replacement. A minimum tree density of fifteen (15)
units/acre shall be required. Any specimen trees removed during the redevelopment shall

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RZ-22-0002
require additional tree replacement units as required in the ordinance.

27. The $8,500 that was placed into the tree bank prior to making application shall be remitted
back to the applicant to use for new tree plantings on the subject site.

28. Architectural detailing on townhouses shall include:

a. The front and rear elevations shall vary from unit to unit to avoid a monotone
style and/or color palette.
b. Rear and side windows shall be trimmed similar to the front windows.
c. If units contain cantilevered balconies on the rear, they shall be painted or
stained in a color that is complimentary to the individual unit colors and shall
not be left as unfinished wood nor stained to appear as natural wood.
d. The units shall have an 8" or greater frieze board (top of wall, abutting the
soffit) to accentuate the trim details.
e. Windows shall be a color to match the color palette of the surrounding
townhome veneer (for example: not white windows in a brown colored unit).
f. Architectural detailing shall occue consistently on all facades.
g. The rear elevation of each set of townhome units shall have at least two
distinguishing features which shall include, but are not limited to, enclosed
sunrooms, enclosed porches, rear entry door overhangs with decorative
brackets, metal decorative railings, and brick privacy walls.

29. Owner/Developer shall install a 6-foot-high fence along the north property line that
complies with the standards of Section 46-1340.

30. An on-site leasing office with property maintenance staff shall be provided for both the townhome
and multifamily units to serve as a contact point for residents and local authorities.

31. All indoor and outdoor amenity spaces shall serve both the townhome and multifamily units.

Page 233
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None

RECEIVED
CITY OF TUCKER

04/19/2022
Page 234 of 316 PLANNING & ZONING
RZ-22-0002 DEPARTMENT
RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

Page 235 of 316 DEPARTMENT
RZ-22-0002
RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

Page 236 of 316
RZ-22-0002 DEPARTMENT
x

x
x

RECEIVED
CITY OF TUCKER

04/19/2022

RZ-22-0002 PLANNING & ZONING

Page 237 of 316 DEPARTMENT
Henry A. Bailey
404-504-5446
hbailey@mmmlaw.com
April 11, 2022 www.mmmlaw.com

City of Tucker
Planning and Zoning
1975 Lakeside Parkway, Suite 350
Tucker, Georgia 30084

RE: Letter of intent for the Modification of Conditions at 2245 Northlake Parkway,
Tucker Georgia (the “Property”).
To Whom it May Concern:

This application seeks approval of a modification of conditions request to relocate the

The zoning proposal requests only to change Condition #8 as stated above. Nothing else about the
property or the development is being revised or otherwise modified. To accommodate the adaptive
reuse of the adjacent office building, the visitor parking needs to be moved to the parking garage
to accommodate the development of a fire lane in that location. This request does not change the
previously approved use and is suitable in view of the adjacent and nearby properties.

3. Whether the property to be affected by the zoning proposal has a reasonable economic use as
currently zoned.

The property has a reasonable economic use as currently zoned and there are no changes being
proposed to the current zoning. Only a change to the existing conditions of approval is proposed
to allow movement of the visitor parking to the parking deck on the adjacent office parcel.

4. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or
nearby property or properties.

The proposal to modify Condition #8 will not adversely affect the existing uses or usability of the
adjacent or nearby properties.

5. Whether there are other existing or changing conditions affecting the use and development
of the property which give supporting grounds for either approval or disapproval of the
zoning proposal.

The proposed adaptive reuse of the adjacent office building directly affects the development of the
subject property and allows for a more cohesive development between the two parcels. As such,
the proposed modification to Condition #8 to allow visitor parking to be moved to the parking
garage is aligned with this cohesion and allows the fire lane to be located where the visitor parking
was originally approved. Once completed, the residents and visitors of the subject property will
have access to the features and amenities of the rear office parcel. RECEIVED
CITY OF TUCKER

04/19/2022
Page 249 of 316
RZ-22-0002 PLANNING & ZONING
DEPARTMENT
6. Whether the zoning proposal will adversely affect historic buildings, sites, districts, or
archaeological resources.

The zoning proposal will not adversely affect any historic buildings, sites, districts or
archaeological resources.

7. Whether the zoning proposal will result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools.

The proposed change of conditions does not impact the prior approved zoning on this property as
it relates to this criteria.

8. Whether the zoning proposal adversely impacts the environment or surrounding natural
resources.

The zoning proposal does not adversely impact the environment or surrounding natural resources.

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT

RZ-22-0002
Page 250 of 316
N/F

LAND LOT LINE

MARICELA CHAVEZ SPICKERMAN
L.L. VICINITY MAP:

11720 AMBER PARK DRIVE, SUITE 600

JOHN F SPICKERMAN III
2251 NORTHLAKE PARKWAY
APN 18 210 03 035
DB 24407 PG 334 210

ALPHARETTA, GEORGIA 30009

R/W
7.5' SIDE BUILDING 2249 NORTHLAKE PARKWAY PARCEL: 1821003056
SETBACK DEKALB COUNTY TAX

PHONE (770) 619-4280

WWW.KIMLEY-HORN.COM
PARCEL: 1821003055 PROJECT SITE

SS
1/2"RBF
1/2"CTP
0.38' SOUTH
0.23' NORTH
38.4' 38.4'

UGP
80 71
(ASPHALT)

20.4' 20.4'

5' CONCRETE

SS
79 70 SIDEWALK (TYP.) PB 218 PG 93

APPROXIMATE LOCATION OF TAX

PREPARED BY
PROPOSED ON
UGP
78 69 PROPOSED RESIDENT
AMENITY AREA/PARK SPACE
PARCEL BOUNDARY BASED ON CITY OF
TUCKER AND DEKALB COUNTY GIS 158.2'
STREET PARKING
77 68 PROPOSED SEWER

SDM NORTHLAKE, LLC

TIE IN MANHOLE:
NORTHLAKE CENTER DRIVE

R30.0'
MH 18-210-S109

1166 AVENUE OF THE AMERICAS, SUITE NUMBER

21.0' (TYP.)
( FORMERLY PLYANT ROAD )

TOP=1032.23' 10' SANITARY SEWER ESMT

76 67 6" HEADER MH IE IN=1011.08' DB 4236 PG 246
(VARIABLE WIDTH PUBLIC R/W)

CURB (TYP.) TOP=1030.01' IE OUT=1010.93'

DEVELOPMENT SUMMARY:
UGP
SPEED LIMIT: 35 MPH

SS SS SS
IE IN=1017.07' SS SS
SS

75 66 IE OUT=1007.42'
21.0'
MH SITE SUMMARY:

PB 218 PG 93

NEW YORK, NY 10036

PHONE: 212.599.6348
SS
TOP=1031.98'
74 65 IE=1023.28'

10.86'
308.79' CURRENT ZONING: NL-2 (NORTHLAKE OFFICE
20.4'
MH 17.76' PARK)
TOP=1033.72' PROPOSED ZONING: NL-4 (NORTHLAKE VISTA DALE
73 64
UGP

IE=1018.11'
8"PI
2247 NORTHLAKE PKWY EXISTING PARKING DECK TO REMAIN. COURT)

8"PI 23 PARKING STALLS FROM FUTURE 2245 NORTHLAKE PKWY

SS
38.4' SITE AREA: 7.29 ACRES
72 63 8"PI 8"PI DEVELPMENT TO BE RELOCATED TO EXISTING PARKING DECK. DEKALB COUNTY TAX PARCELS INCLUDED IN REZONING:
GDOT TYPE B
STOP
1042 1040
STOP 62 61 60 59 58 57 GDOT TYPE A 8"PI 1821003019 & 1821003055
RAMP (TYP.)
1045 RAMP (TYP.) 8"PI
1050 1048 2245 ACCESS ESMT
2' STOP BAR (TYP.) MH DB 22123 PG 634 IMPERVIOUS AREA: 4.10 ACRES (56%)
4"CM
UGP

PREPARED FOR
TOP=1035.00' PERVIOUS AREA: 3.19 ACRES (44%)
8" SOLID WHITE CROSSWALK 7 LEVEL

176.10'
IE IN=1027.80' TIE INTO EXISTING PARKING
STRIPING (TYP.) PARKING DECK

156.35'
R30.0' (TYP.) R30.0' (TYP.) IE IN=1027.95' DECK ENTRANCE TO REMAIN EXISTING STORMWATER MANAGEMENT
STOP

GDOT TYPE D

SS
IE OUT=1027.65' EXISTING PARKING DECK FACILITY Y TO BE RETROFITTED AS
OPEN SPACE: 3.19 ACRES (44%)
RAMP (TYP.) 24.0'
IE OUT=1025.60' TO REMAIN NECESSARY TO SUPPORT PROPOSED IMPERVIOUS LOT COVERAGE: 3.74 ACRES (52%)

STOP
RESIDENTIAL DEVELOPMENT
SIGN ESMT
AREA IN FOOT PRINT

BY
DB 22123 PG 634 BUILDING SETBACK:
W R45.0' 57,330 SQ. FT. FRONT: 30 FT MAX
R25.0'
UGP

25 HANDICAPPED PARKING SPACES SIDE: 7.5 FT MIN

STOP

DATE
1040 1194 REGULAR PARKING SPACES BACK: 20 FT MIN
42 43 44 45 46 47 48 49 50 51 52 531043 54 55 56

SS
38.4' 1045 62 FEET TALL PROPOSED LAND USES & DENSITIES:
38.4' 1046

W
105

TOWNHOMES 80 UNITS
GDOT TYPE D
5

RAMP (TYP.) PARKING SUMMARY:

15.53'

9.99'
20.4'

No. ISSUANCE AND REVISION DESCRIPTIONS

40"O 20.4' REQUIRED PARKING: 160 SPACES (TOTAL)
MH 311.52' 180.58' TOWNHOMES (90 UNITS) 160 SPACES (2/UNIT)
R30.0'
(TYP.) TOP=1043.55'
IE=1031.60' PROPOSED PARKING: 160 SPACES (TOTAL)
Drawing name: K:\ALP_PRJ\013898000_SDM Northlake\CAD\Exhibits\2021-03-04 Impervious vs Pervious Exhibit\C2-00 - SITE PLAN.dwg C2-00 SITE PLAN Mar 05, 2021 2:04pm by: John.Simoneaux

W
21.0' TOWNHOMES 160 SPACES (2/UNIT)

STOP
42"O
UGP

1058

67.88'
10

26"O 20.4' 20.4' W

15.45'
15.24'
111.32' SS SS
SS

PROPOSED
4.45' AREA
LOADING AXLE FD. ON LINE
SITE NOTES:
15.57'

W
38.4'
UGP

38"O 38.4'
10 I.P.F. 1/2" R.B. 1. THE PROPOSED BUILDING INFORMATION SHOWN HEREON IS
1063

50 24.0'
41 40 39
1 38 37 36 35 34 33 32 31 30 29 28 27 FROM AN ELECTRONIC FILE PROVIDED BY DVS DESIGN GROUP,
05 DATED 02/03/2021 AND IS FOR ILLUSTRATIVE PURPOSES ONLY.
10 3

DB 22123 PG 634
NO BUILD AREA
32"O 55
MH
CONTRACTOR SHALL REFERENCE ARCHITECTURAL PLANS FOR
10 EXACT BUILDING INFORMATION.
18"PI 57 TOP=1048.25'
1050 IE IN=1041.15'
SS 16"PI IE OUT=1036.05'
5' CONCRETE R35.0' 2247 NORTHLAKE PARKWAY 2. EXISTING CONDITIONS SHOWN HEREON ARE FROM A SURVEY
32"O 1052
UGP

SIDEWALK (TYP.) DEKALB COUNTY TAX FILE PROVIDED BY MORELAND ALTOBELLI ASSOCIATES, INC.,
R35.0'

136.28'
PROPOSED BRICK PAVERS 105
R35.0' PARCEL: 1821003031 DATED 08/24/2017.
20' FRONT BUILDING OR STAMPED CONCRETE 5
SETBACK PROPOSED RESIDENT 10 EXISTING OFFICE BUILDING
58
10

R35.0' PROPOSED LANDSCAPE

AMENITY AREA/PARK SPACE TO REMAIN 3. ALL DIMENSIONS ARE FROM FACE OF CURB TO FACE OF CURB
60

IPF ISLAND
1/2" REBAR R35.0' N/F UNLESS OTHERWISE NOTED.
10

2245 NORTHLAKE PKWY, TUCKER, GA 30084

SDM NORTHLAKE
PROPOSED LANDSCAPE E C M TUCKER LLC
65

STOP BAR (TYP.) 10 ISLAND R35.0' TOP=1055.06'

70 R35.0' IE IN=1049.91' APN 18 210 03 031 4. SIDEWALK INSTALLED AGAINST BACK OF CURB SHALL BE

215.30'
8" SOLID WHITE CROSSWALK 36.0' DB 22440 PG 203
IE OUT=1044.56' N/F INSTALLED PER THE PLAN AS MEASURED FROM THE BACK OF

LAND LOT 210, 18TH DISTRICT

STRIPING (TYP.)
12.0' IE OUT=1038.21' 9-STORY BUILDING CURB.
R5.0' TUCKER MERIDIAN LLC
BRICK WITH BASEMENT
UGP

GDOT TYPE 3 APN 18 210 03 047

TURN ARROW 31,600 SQ. FT. 5. ALL SIGNAGE AND STRIPING MUST MEET THE LATEST
DB 25658 PG 209
GDOT TYPE 3 R5.0' GDOT TYPE B
STOP

12.0' 2.97' 6.16' EXISTING OFFICE BUILDING REQUIREMENTS SET FORTH BY MUTCD, GDOT, AND GEORGIA
TURN ARROW RAMP (TYP.)
ENTRANCE TO REMAIN STATE CODE.
5.65'
1060 6. REFERENCE LANDSCAPE PLANS FOR ALL HARDSCAPE AND
LANDSCAPE DETAILS AND SPECIFICATIONS.
UGP

W
15 16 17 18 19 20 21 22 23 24 25 26
76.23'

7. THIS PROJECT DOES NOT LIE WITHIN A 100 YEAR FLOOD

38.4' 24.0' HAZARD ZONE AS DEFINED BY THE F.E.M.A. "FLOOD HAZARD
38.4' 10
61 BOUNDARY MAP" COMMUNITY PANEL NUMBER 13089C0076K,
106
108

0 GDOT TYPE D 136.60 FEET TALL DATED 08/15/2019.

1 20.4'
(ASPHALT)

RAMP (TYP.)
0

20.4'
0 8. WETLANDS DO NOT EXIST ON THE SITE.
10

7 R30.0'
10 1 15.42' 15.37'
NORTHLAKE PARKWAY

2 0 (TYP.)
6 102.21'

15.30'
R30.0' 1
15.03'
SPEED LIMIT: 35 MPH

PROJECT
(TYP.)
(FORMERLY PLYANT ROAD)

21.0'
18"O 100.71'
STOP

6"HOLLY
1080

3 R30.0' 5"HOLLY

5"HOLLY SITE PLAN LEGEND:

R/W

UGP
4 38.4' 5' CONCRETE 106 1064 PROPERTY LINE
3 2247 PARKING ESMT
10

SIDEWALK (TYP.)
78.62'
10
106
1072

DB 22123 PG 634
65

6" HEADER TIE INTO EXISTING OFFICE

7
1082

5 20.4' 14 CURB (TYP.) PARKING TO REMAIN BUILDING SETBACK LINE

(80' PUBLIC R/W)

UGP

PROPOSED RESIDENT
AMENITY AREA/PARK SPACE
1077

6 13 BURIED 1065 UGP UGP UGP STANDARD DUTY ASPHALT PAVEMENT

BELL SOUTH ESMT

UNDER RIP RAP

DB 6700 PG 314
DB 9788 PG 755

7 21.0' 12 HEAVY DUTY ASPHALT PAVEMENT

1068 10.00' GSWCC NO.
(LEVEL II) 0000077042
1070
8 11 MH
2245 NORTHLAKE PARKWAY
STANDARD DUTY CONCRETE SIDEWALK DRAWN BY
JNS
1070 TOP=1065.00'
IE IN=1054.35' DEKALB
1072COUNTY TAX DESIGNED BY
1073
SS

1075 PARCEL: 1821003019 LDC

IE OUT=1054.20'
9 1078 10 N/F
HEAVY DUTY CONCRETE PAVEMENT
REVIEWED BY
1080 LDC
1072 TUCKER MERIDIAN LLC
1075 APN 18 210 03 047 23 DEDICATED TOWNHOME PARKING DATE
03/03/2021
1148.7' FROM R/W INTERSECTION
OF NORTHLAKE PARKWAY AND

DB 25658 PG 209
STALLS TO BE RELOCATED TO PROJECT NO.
013898000
POB
R/W

7.5' SIDE BUILDING RECEIVED EXISTING PARKING DECK. TITLE

SETBACK
CITY OF TUCKER
ZONING

NORTH
AND LAVISTA ROAD

04/19/2022 SITE PLAN

GRAPHIC SCALE IN FEET
PLANNING & ZONING 0 20 40 80 SHEET NUMBER

DEPARTMENT
RZ-22-0002
C2-00
Pageliability
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without 251 toofKimley-Horn
316 and Associates, Inc.
RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
RZ-22-0002

Page 252 of 316

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
RZ-22-0002

Page 253 of 316

LEGAL DESCRIPTION

Tract 1

All that tract or parcel of land lying and being in Land Lot 210 of the 18th District, of DeKalb County,
Georgia and being more particularly described as follows:

Beginning at a point on the eastern right-of-way line of Northlake Parkway (80-foot right-of way), said
PK nail located a distance of 1,860.50 feet, as measured northeasterly along said right-of-way line of
Northlake Parkway, and following the curvature thereof, from the intersection of the eastern right-of-
way line of Northlake Parkway with the northerly right-of-way line of LaVista Road (also known as State
Route 236) (right-of-way width varies); thence, proceed North 00 degrees 00 minutes 30 seconds East
for a distance of 63.00 feet to a point; thence North 89 degrees 37 minutes 30 seconds East for a
distance of 397.15 feet to a point; thence South 00 degrees 22 minutes 30 seconds East for a distance of
45.00 feet to a point; thence South 89 degrees 32 minutes 48 seconds West for a distance of 379.42 feet
to a point; thence South 00 degrees 22 minutes 30 seconds East for a distance of 11.48 feet to a point;
thence along a curve to the right having a radius of 6.00 feet and an arc length of 9.42 feet, said arc
being subtended by a chord with a bearing of South 44 degrees 37 minutes 30 seconds West and a
length of 8.49 feet, to a point; thence South 89 degrees 37 minutes 30 seconds West for a distance of
12.15 feet to a point and The True Point of Beginning.

Containing within said bounds 0.420 acres (18,295 square feet) more or less.

Tract 2

All that tract or parcel of land lying and being in Land Lot 210 of the 18th District, of DeKalb County,
Georgia and being more particularly described as follows:

Beginning at a PK nail found on the eastern right-of-way line of Northlake Parkway (80-foot right-of
way), said PK nail located a distance of 1,148.70 feet, as measured northeasterly along said right-of-way
line of Northlake Parkway, and following the curvature thereof, from the intersection of the eastern
right-of-way line of Northlake Parkway with the northerly right-of-way line of LaVista Road (also known
as State Route 236) (right-of-way width varies); thence, proceed North 00 degrees 00 minutes 30
seconds East for a distance of 711.80 feet to a point; thence North 89 degrees 37 minutes 30 seconds
East for a distance of 12.15 feet to a point; thence along a curve to the left having a radius of 6.00 feet
and an arc length of 9.42 feet, said arc being subtended by a chord with a bearing of North 44 degrees
37 minutes 30 seconds East and a length of 8.49 feet, to a point; thence North 00 degrees 22 minutes 30
seconds West for a distance of 11.48 feet to a point; thence North 89 degrees 32 minutes 48 seconds
East for a distance of 379.42 feet to a point; thence South 00 degrees 22 minutes 30 seconds East for a
distance of 594.00 feet to a point; thence North 89 degrees 37 minutes 30 seconds East for a distance of
265.97 feet to a point; thence South 00 degrees 10 minutes 10 seconds East for a distance of 95.82 feet
to a point; thence South 89 degrees 49 minutes 30 seconds West for a distance of 30.00 feet to a point;
RECEIVED
thence North 00 degrees 10 minutes 30 seconds West for a distance of 31.00 feet to a point; thence
CITY OF TUCKER
South 89 degrees 49 minutes 30 seconds West for a distance of 378.66 feet to a point; thence South 00

04/19/2022

PLANNING & ZONING

Page 254 of 316 DEPARTMENT
RZ-22-0002
degrees 10 minutes 30 seconds East for a distance of 73.30 feet to a point; thence South 89 degrees 49
minutes 33 seconds West for a distance of 259.16 feet to a point and The True Point of Beginning.

Containing within said bounds 6.870 acres (299,257 square feet) more or less.

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
Page 255 of 316
RZ-22-0002
MEMORANDUM
To: Adam Lorry, SDM Northlake, LLC

From: John D. Walker, P.E., PTOE, Kimley-Horn and Associates, Inc.

Harrison Forder, E.I. (AL), Kimley-Horn and Associates, Inc.

Date: February 19, 2021

RE: Northlake Parkway Development – City of Tucker, Georgia - Trip Generation

Comparison

Kimley-Horn is pleased to provide this memorandum regarding the project trip generation for the
proposed Northlake Parkway development in the City of Tucker, Georgia.

PROJECT OVE RVI EW

The Northlake Parkway development is a proposed residential development on an approximately

13.54-acre site located east of Northlake Parkway, which is to the east of Interstate 285 at the Northlake
Parkway interchange in the City of Tucker, Georgia. Please see Figure 1 for an aerial of the site.

The site currently consists of an approximately 148,000 square foot (SF) office building which will be
demolished. As currently envisioned, Northlake Parkway development will consist of 80 townhomes.
The trip generation comparison will be based on the following scenarios:

1. Current Land Use (148,000 SF General Office Building)

2. Proposed Land Use (80 townhomes)

The purpose of this memorandum is to compare the trip generation potential of the current land use
versus the proposed land use.

TRIP GENERATIO N

04/19/2022
kimley-horn.com 11720 Amber Park Drive, Suite 600, Cartersville, GA 30009 770 619 4280
PLANNING & ZONING
Page 256 of 316 DEPARTMENT
RZ-22-0002
Mr. Adam Lorry, February 19, 2021, Page 2

The density and the anticipated project trip generation are summarized in Table 1.

Table 1: Trip Generation (Gross Trips)

ITE Daily Traffic AM Peak PM Peak Hour

Land Use Density
Code Total Enter Exit Total Enter Exit Total Enter Exit
Current Land Use
General office
710 148,000 SF 1,552 776 776 166 143 23 165 26 139
Building
Proposed Land Use
Multi-Family
Housing 220 80 Units 564 282 282 39 9 30 48 30 18
(Low Rise)
Difference in Gross Project Trips -988 -494 -494 -127 -134 +7 -117 +4 -121

% Difference in Gross Project Trips -63.7% -63.7% -63.7% -76.5% -93.7% +30.4% -70.9% +15.4% -87.1%

Based on Table 1, the proposed Northlake Parkway development is projected to generate

approximately 988 fewer total daily trips (494 in; 494 out), 127 fewer AM peak hour trips, and 117 fewer
PM peak hour trips. The proposed Northlake Parkway development will generate approximately 63.7%
fewer gross daily trips, approximately 76.5% fewer AM peak hour trips, and approximately 70.9% fewer
PM peak hour trips than what is currently constructed on the site.

We hope this information is helpful. If you have any questions concerning this letter or need additional
information, please do not hesitate to contact me.

Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.

John D. Walker, P.E., PTOE Harrison Forder, E.I. (AL)

Senior Vice President/Senior Associate Project Analyst

Attachments: RECEIVED
1. Site Aerial CITY OF TUCKER
2. Trip Generation Analysis

04/19/2022

PLANNING & ZONING

DEPARTMENT
RZ-22-0002
K:\ALP_PRJ\013898000_SDM Northlake\ENG\Traffic\Memo\2021-02-18_Northlake Trip Gen Memo.docx

kimley-horn.com 11720 Amber Park Drive, Suite 600, Cartersville, GA 30009 770 619 4280

Page 257 of 316

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

N
DEPARTMENT
RZ-22-0002

Approximate
Site Area
NORTHLAKE PARKWAY

Northlake Parkway
Site Aerial Attachment 1
Trip Generation Memo
Page 258 of 316
Trip Generation Analysis (10th Ed. with 2nd Edition Handbook Daily IC & 3rd Edition AM/PM IC)
Northlake Parkway
Tucker, GA
Land Use Intensity Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Proposed Site Traffic
710 General Office Building 148,000 s.f. 1,552 166 143 23 165 26 139
220 Multi-Family Housing (Low-Rise) 80 d.u. 564 39 9 30 48 30 18

Difference (Trips) 988 127 134 -7 117 -4 121

% Difference 63.7% 76.5% 93.7% -30.4% 70.9% -15.4% 87.1%

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
Page 259 of 316 RZ-22-0002
MEMORANDUM
To: Jillian Japka, SDM Northlake, LLC

From: Harrison Forder, P.E., Kimley-Horn and Associates, Inc

John D. Walker, P.E., PTOE, Kimley-Horn and Associates, Inc.

Date: April 6, 2022

RE: SDM Northlake Multifamily – City of Tucker, Georgia – Trip Generation Comparison

Kimley-Horn is pleased to provide this memorandum regarding the project trip generation for the
proposed SDM Northlake Multifamily development in the City of Tucker, Georgia.

PROJECT OVE RVI EW

The trip generation comparison will be based on the following scenarios:

1. Existing Office Building (299,775 SF General Office Building)

TRIP GENERATIO N

04/19/2022

PLANNING & ZONING

DEPARTMENT

kimley-horn.com 11720 Amber Park Drive, Suite 600, Cartersville, GA 30009 770 619 4280

Page 260 of 316

RZ-22-0002
Jillian Japka, April 6, 2022, Page 2

Table 1: Trip Generation (Gross Trips)

ITE Daily Traffic AM Peak PM Peak Hour

% Difference in Gross Project Trips -65% -65% -65% -78% -93% +16% -73% 0% -87%

Scenario 3 – Proposed Multifamily Development + Adjacent Townhome Development

Difference in Gross Project Trips -1,426 -713 -713 -201 -238 +37 -189 +30 -219

% Difference in Gross Project Trips -46% -46% -46% -65% -90% +86% -59% +58% -80%

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT

K:\ALP_TPTO\013898001_2247 Northlake Multifamily TIA - Tucker - March 2022\Trip Gen Compare Memo\2022-04-06_SDM Northlake Trip Gen Memo.docx

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280

Page 261 of 316

RZ-22-0002
Jillian Japka, April 6, 2022, Page 3

We hope this information is helpful. If you have any questions concerning this letter or need additional
information, please do not hesitate to contact me.

Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.

John D. Walker, P.E., PTOE Harrison Forder, P.E.

Senior Vice President/Senior Associate Project Engineer

Attachments:
1. Site Aerial
2. Trip Generation Analysis

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT

K:\ALP_TPTO\013898001_2247 Northlake Multifamily TIA - Tucker - March 2022\Trip Gen Compare Memo\2022-04-06_SDM Northlake Trip Gen Memo.docx

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280

Page 262 of 316

RZ-22-0002
RECEIVED
CITY OF TUCKER

04/19/2022
N
PLANNING & ZONING
DEPARTMENT
RZ-22-0002 SDM M ULTIFAMILY
DEVELOPMENT

TOWNHOME
DEVELOPMENT

NORTHLAKE PARKWAY

Figure
SDM Northlake Multifamily 1
Site Aerial
Trip Generation Memorandum
Page 263 of 316 Page 4
Trip Generation Analysis (10th Ed. with 2nd Edition Handbook Daily IC & 3rd Edition AM/PM IC)
SDM Northlake Multifamily Site - Scenario 1 - Existing Office
City of Tucker, GA
Land Use Intensity Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Proposed Site Traffic
710 General Office Building 299,775 s.f. 3,078 308 265 43 323 52 271

Gross Trips 3,078 308 265 43 323 52 271

RECEIVED
CITY OF TUCKER

04/19/2022

VIA U.S. MAIL

Dear Neighbors of 2245 & 2247 Northlake Parkway:

Carl E. Westmoreland 04/19/2022

PLANNING & ZONING

DEPARTMENT

P h o n e : 4 0 4 . 2 3 3 . 7 0 0 0 | w w w . m m m l a w. c o m
1 6 0 0 A t l a n t a F i n a n c i a l C e n t e r | 3 3 4 3 P e a c h t r e e R o a d , N E | A t l a n t a , G A 3 0 3 2 6 , U S A 14971540 v1
Atlanta • Columbus • Raleigh-Durham • Savannah • W ashington, DC
Page 267 of 316
RZ-22-0002
SITE PLAN 2247 Northlake Parkway
Tucker, GA 30084

While editing the title block Tel Do not enter

select & change this Family Type Fax Text here
via the Type selector

DEVELOPMENT SUMMARY
to set the correct
Office Information

• Current Zoning: NL-2

• Site Area: 6.17 acres
• Proposed Use: Adaptive Reuse Multifamily
• Total Proposed Units: 216
• Density: 35 units/acre

EXISTING PARKING DECK

Date Description

EXISTING LOAD PRESERVED

REMOVABLE SCREEN WALL BOTH SIDES OF NEW WALKWAY

NEW RAISED PATH CONNECTING PARKING TO
NORTHLAKE PARKWAY

RESIDENTIAL BUILDING

RESIDENTIAL
BUILDING

RECEIVED
CITY OF TUCKER
RESIDENTIAL AMENITY TERRACE

04/19/2022
Seal / Signature

PLANNING & ZONING

NOT FOR DEPARTMENT
CONSTRUCTION
PROGRAM SUMMARY
FIRE LANE
Project Name
216 UNITS
5.04 ACRES 2247 Northlake
42.8 UNITS/ACRE Parkway-Schematic Design
Project Number

13.3472.000
Description

SITE PLAN
NTS

Scale
Page 268 of 316 RZ-22-0002 Northlake 03.08.2022
1/32" = 1'-0" 2
1 Before filing, the applicant must host a neighborhood mee ng per our Public Par cipa on
Plan requirements. The point of this mee ng is for the poten al applicant to discuss the
proposal with neighbors and get feedback or requests for changes. More informa on can
be found here: tuckerga.gov/ppp

2 The applicant files an applica on with the City of Tucker. Deadlines are listed in the Land
Use Pe on Applica on.

3 Staﬀ completes a technical analysis of the applica on based on the City of Tucker Zoning
Ordinance and Comprehensive Plan. This report includes a staﬀ recommenda on.

4 The City holds Public Mee ngs

 Mayor & City Council – 1st Read

 Mayor & City Council – 2nd Read

RECEIVED
Decisions on applica ons are based on the criteria that is set forth in the zoning ordinance.
The criteria is located here: tuckerga.gov/landusecriteria CITY OF TUCKER

04/19/2022

PLANNING & ZONING

Page 279 of 316 DEPARTMENT
RZ-22-0002
SITE PLAN 2247 Northlake Parkway
Tucker, GA 30084

While editing the title block Tel Do not enter

select & change this Family Type Fax Text here
via the Type selector

DEVELOPMENT SUMMARY
to set the correct
Office Information

• Current Zoning: NL-2

• Site Area: 6.17 acres
• Proposed Use: Adaptive Reuse Multifamily
• Total Proposed Units: 216
• Density: 35 units/acre

EXISTING PARKING DECK

Date Description

EXISTING LOAD PRESERVED

REMOVABLE SCREEN WALL BOTH SIDES OF NEW WALKWAY

NEW RAISED PATH CONNECTING PARKING TO
NORTHLAKE PARKWAY

RESIDENTIAL BUILDING

RESIDENTIAL
BUILDING

RECEIVED
RESIDENTIAL AMENITY TERRACE CITY OF TUCKER

Seal / Signature 04/19/2022

NOT FOR PLANNING & ZONING
CONSTRUCTION DEPARTMENT
PROGRAM SUMMARY
FIRE LANE
Project Name
216 UNITS
5.04 ACRES 2247 Northlake
42.8 UNITS/ACRE Parkway-Schematic Design
Project Number

13.3472.000
Description

SITE PLAN
NTS

Scale
Page 280 of 316 Northlake 03.08.2022
RZ-22-0002 1/32" = 1'-0" 2
ENLARGED SITE PLAN 2247 Northlake Parkway
Tucker, GA 30084

DEVELOPMENT SUMMARY
While editing the title block
select & change this Family Type
via the Type selector
to set the correct
Tel Do not enter
Fax Text here

Office Information

• Current Zoning: NL-2

EXISTING PARKING DECK • Site Area: 6.17 acres
• Proposed Use: Adaptive Reuse Multifamily
• Total Proposed Units: 216
• Density: 35 units/acre

Date Description

EXISTING LOAD PRESERVED

REMOVABLE SCREEN WALL BOTH

SIDES OF NEW WALKWAY

NEW RAISED PATH

CONNECTING PARKING TO
RESIDENTIAL BUILDING

RESIDENTIAL
BUILDING

RECEIVED
CITY OF TUCKER

RESIDENTIAL AMENITY TERRACE

Seal / Signature
04/19/2022
NOT FOR
PLANNING & ZONING
CONSTRUCTION
DEPARTMENT
Project Name

2247 Northlake
PROGRAM SUMMARY Parkway-Schematic Design
Project Number

216 UNITS 13.3472.000

5.04 ACRES Description

42.8 UNITS/ACRE SITE PLAN - ENLARGED

FIRE LANE
Scale NTS
3/64" = 1'-0"

Page 281 of 316

RZ-22-0002
A1.01 Northlake 03.08.2022 3
© 2015 Gensler
TYPICAL PLAN
1 2 3 4 5 6 7 8 9 10 DEVELOPMENT SUMMARY
45' - 11 1/2" 16' - 3" 16' - 3" 27' - 6 1/4" 16' - 1 1/2" 16' - 4" 27' - 6 1/2" 16' - 2 3/4" 16' - 2 3/4" 45' - 5 1/4"
B4 UNIT A1 DELUXE UNIT A1 DELUXE UNIT B1A UNIT A1A UNIT A2 UNIT B1 UNIT A1 UNIT A1 UNIT B4 UNIT
• Total Proposed Units: 216
• Average Unit Size: 965 sf
F• Unit Mix: 70% 1-bed, 30% 2-bed
• Total Rentable: 208,457 sf

E
45' - 11 3/4"

45' - 11 3/4"
B4 UNIT

B4 UNIT
D
TELEPHONE ELECTRICAL
21' - 2 3/4"

21' - 2 3/4"
A4 UNIT

A4 UNIT
7' - 1" 16' - 2 3/4"

AMENITY
6' - 0"
SPACE AMENITY
MECHANICAL
ELECTRICAL SPACE TELEPHONE
6' - 0" 6' - 0"
A3 UNIT

A3 UNIT
TRASH
25' - 0"

25' - 0"
C
ROOM

6' - 0"
GENERAL NOTES
37' - 2 1/2"

37' - 2 1/2"
B3 UNIT

B3 UNIT
B RECEIVED
CITY OF TUCKER

04/19/2022
A
45' - 11 3/4" 16' - 2 3/4" 16' - 2 3/4" 13' - 9 1/4" 13' - 9 1/4" 16' - 2 3/4" 16' - 2 3/4" 27' - 6 1/2" 16' - 2 3/4" 16' - 2 3/4" 45' - 11 3/4"
PLANNING & ZONING
B3 UNIT A1 UNIT A1 UNIT A1B UNIT A1B UNIT A1 UNIT A2 UNIT B1 UNIT A1 UNIT A1 UNIT B3 UNIT
DEPARTMENT

PLANNING & ZONING

Page 285 DEPARTMENT
of 316
RZ-22-0002
Environmental Site Analysis Report

SDM Northlake
City of Tucker, Georgia
April 2022

Prepared for: Prepared by:

04/19/2022

PLANNING & ZONING

Page 286 of 316 DEPARTMENT
RZ-22-0002
P a g e |1

Environmental Site Analysis

1. Conformance with the Comprehensive Plan

SDM Northlake is seeking to demolish one (1) existing office building and to re-develop the front portion of the property in
its location with approximately 80 Townhome Residential units. The second existing office building and parking deck are
proposed to remain and are proposed to be converted to 200 Multifamily Residential units. Please refer to the site plan
included for additional detail (Figure 5).

2. Environmental Impacts of Proposed Project

a. Wetlands

b. Floodplain

c. Streams/Stream Buffers

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 04/19/2022
4280

PLANNING & ZONING

Page 287 of 316 DEPARTMENT
RZ-22-0002
P a g e |2

d. Slopes Exceeding 25 percent over 10-foot Rise in Elevation

e. Vegetation

f. Wildlife

The IPaC report documented one (1) plant on the federal list in DeKalb County.

g. Archeological/Historical Sites

04/19/2022
RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280 & ZONING
PLANNING
DEPARTMENT

Page 288 of 316 RZ-22-0002

P a g e |3

3. Project Implementation Measures

a. Protection of Environmentally Sensitive Areas

The site does not contain any additional environmentally sensitive areas i.e. floodplains, slopes exceeding 25 percent, river
corridors, etc.

b. Protection of Water Quality

The site utilizes existing stormwater management and will continue to utilize onsite stormwater management.

c. Minimization of Negative Impacts on Existing Infrastructure

d. Minimization on Archeological/Historically Significant Areas

There are no known archeological/historically significant areas within the property boundary.

e. Minimization of Negative Impacts on Environmentally Stressed Communities

Proposed improvements to the site will avoid environmental impacts. There are no indications that the site contains
environmentally stressed communities.

f. Creation and Preservation of Green Space and Open Space

There is no net change in the allotment of green space and open space on the site.

g. Protection of Citizens from the Negative Impacts of Noise and Lighting

The site is currently developed and proposes re-zoning/development. Impacts to noise or lighting impacts to citizens will be
minimized and avoided if possible.

h. Protection of Parks and Recreational Green Space

The property is currently developed and proposes re-zoning/development. Existing parks and recreational green space
surrounding the site will not be impacted by the property.

i. Minimization of Impacts to Wildlife Habitats

Summary RECEIVED
CITY OF TUCKER
Based on our Environmental Site Analysis, it is reasonably probable that the proposed project would not encroach upon or
adversely affect environmental, cultural, or historic resources. Should additional permitting be needed, 04/19/2022
a detailed site
delineation may be required.
kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280 & ZONING
PLANNING
DEPARTMENT

Page 289 of 316

RZ-22-0002
P a g e |4

Attachments

Attachment A: Project Figures

Figure 1: Vicinity Map
Figure 2: FEMA Floodplains, NWI, & NHD Map
Figure 3: USGS Topographic Map
Figure 4: Existing Boundary Survey
Figure 5: Master Plan

Attachment B: IPaC Report and GADNR QQ Rare Elements Report

Attachment C: NRHP Map and GNAHRGIS Map

RECEIVED
CITY OF TUCKER

04/19/2022
kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280 & ZONING
PLANNING
DEPARTMENT

Page 290 of 316 RZ-22-0002

Attachment A:

Project Figures

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280
Page 291 of 316
RZ-22-0002
Legend
Property Boundary

_
^

DeKalb County

CITY OF TUCKER

µ
Figure 1: Vicinity Map
SDM Northlake
1 inch = 2,000 feet
04/19/2022 City of Tucker
RZ-22-0002 February
Page 292 of2021
316
PLANNING & ZONING
Legend
Property Boundary

Northlake Center Drive

Northlake Parkway

¬
«
236

ad
vi sta Ro
La

0 200 400 600 800

µ
CITY OF TUCKER
Figure 3: USGS Topographic Map
SDM Northlake 1 inch = 200 feet
04/19/2022 City293
Page of Tucker
of 316
RZ-22-0002 February 2021
PLANNING & ZONING
Legend
* No NWI Wetlands found within Project Boundary
Property Boundary

Mapped Streams (NHD)

FEMA Floodzone
Zone AE: 1% Annual Chance

Northlake Center Drive

Northlake Parkway

¬
«236

ad
vi sta Ro
La

0 200 400 600 800

Feet Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN,
and the GIS User Community
RECEIVED
CITY OF TUCKER Figure 2: FEMA Floodplains,
National Wetland Inventory (NWI),
04/19/2022
RZ-22-0002
PLANNING & ZONING
DEPARTMENT
National Hydrography Dataset (NHD) Map
SDM Northlake
City294
Page of Tucker
of 316
February 2021
1 inch = 200 feet
µ
Figure 4: Existing
Boundary Survey

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT RZ-22-0002

Page 295 of 316

Figure 5: Master Plan

R/W
AXLE FD. AT ROCK

72 71
69 70

Alley
Alley

68 67

20' BSL
66 0 40' 80'
65
Existing Prepared By:
64 63 62 61 60 59 58 57
Parking Garage
(to remain)

GSWCC LEVEL
CERTIFICATION: # 66078
42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 Land Lots:
20' BSL

210 & 211

Parcels:

18 219 03 019 & ----031

Alley Alley
Open Space DeKal County oning:
20' BSL

Prepared For:
AXLE FD. ON LINE

Existing I.P.F. 1/2" R.B.

41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 Office Bldg
(to remain) Cross Lake
Residential Parcel Partners
Pro ect:

Entry Courtyard
Park 80 TH's, 20'x38', Alley Loaded

Maximum coverage area allowed 50% Re . Date Description

15 16 17 18 19 20 21 22 23 24 25 26
_.92 Ac. Open Space included in each Lot
1
80 Lots x 500 SF/Lot = 40,000 SF
2 2.68 Ac. outside of Lot footprints
3
(FORMERLY PLYANT ROAD)

3.60 Ac. or 48%

Issued:
4 ____________________________________
R/W

Jan. 26, 2021

5 14 Proposed Stormwater Management Area
20,000 CF
Office Parcel
DVS Pro ect No.
6 13
20' BSL 6.17 Ac. Parcels 2251 & 2247
Alley

3.80 Ac. 62% Open Space 20-048

7 12 Park S eet Title:

8
_____________________________________
11 RECEIVED
CITY OF TUCKER TOTAL PROJECT: 13.72 Ac. Master Plan
9 10 04/19/2022 Open Space: 7.4 Ac. or 54%
20' BSL
PLANNING & ZONING
DEPARTMENT
L-2
ERSECTION
KWAY AND

POB RZ-22-0002 Page 296 of 316

Attachment B:

IPaC Report
GADNR QQ Rare Elements Report

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT

kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280
Page 297 of 316
RZ-22-0002
2/16/2021 IPaC: Explore Location resources

IPaC U.S. Fish & Wildlife Service

IPaC resource list

Location
DeKalb County, Georgia

Local o ce
Georgia Ecological Services Field O ce

 (706) 613-9493
 (706) 613-6059 RECEIVED
CITY OF TUCKER
355 East Hancock Avenue
Room 320 04/19/2022
Athens, GA 30601
PLANNING & ZONING
DEPARTMENT
Page 298 of 316
https://ecos.fws.gov/ipac/location/AV23QIPVFFG3VLHR3QA555OUCY/resources 1/9
RZ-22-0002
2/16/2021 IPaC: Explore Location resources

Endangered species
This resource list is for informational purposes only and does not constitute an analysis of
project level impacts.

For project evaluations that require USFWS concurrence/review, please return to the IPaC website
and request an o cial species list by doing the following:

1. Draw the project location and click CONTINUE.

2. Click DEFINE PROJECT.
3. Log in (if directed to do so).
4. Provide a name and description for your project.
5. Click REQUEST SPECIES LIST.

Species and critical habitats under the sole responsibility of NOAA Fisheries are not shown on this
list. Please contact NOAA Fisheries for species under their jurisdiction.

1. Species listed under the Endangered Species Act are threatened or endangered; IPaC also shows
species that are candidates, or proposed, for listing. See the listing status page for more
information. IPaC only shows species that are regulated by USFWS (see FAQ).
2. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an o ce of the
National Oceanic and Atmospheric Administration within the Department of Commerce.

The following species are potentially a ected by activities in this location: RECEIVED
CITY OF TUCKER
Flowering Plants 04/19/2022
NAME STATUS
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DEPARTMENT
2/16/2021 IPaC: Explore Location resources

Michaux's Sumac Rhus michauxii Endangered

Wherever found
No critical habitat has been designated for this species.
https://ecos.fws.gov/ecp/species/5217

Critical habitats
Potential e ects to critical habitat(s) in this location must be analyzed along with the endangered
species themselves.

THERE ARE NO CRITICAL HABITATS AT THIS LOCATION.

Migratory birds
Certain birds are protected under the Migratory Bird Treaty Act1 and the Bald and Golden Eagle
Protection Act2.

1. The Migratory Birds Treaty Act of 1918.

2. The Bald and Golden Eagle Protection Act of 1940.

Additional information can be found using the following links:

Birds of Conservation Concern http://www.fws.gov/birds/management/managed-species/

The birds listed below are birds of particular concern either because they occur on the USFWS Birds
of Conservation Concern (BCC) list or warrant special attention in your project location. To learn
more about the levels of concern for birds on your list and how this list is generated, see the FAQ
below. This is not a list of every bird you may nd in this location, nor a guarantee that every bird on
this list will be found in your project area. To see exact locations of where birders and the general
public have sighted birds in and around your project area, visit the E-bird data mapping tool (Tip:
enter your location, desired date range and a species on your list). For projects that occur o the
RECEIVED
Atlantic Coast, additional maps and models detailing the relative occurrence and CITYabundance of bird
OF TUCKER
species on your list are available. Links to additional information about Atlantic Coast birds, and
other important information about your migratory bird list, including how to properly interpret and
04/19/2022
use your migratory bird report, can be found below.
Page 300 of 316 PLANNING & ZONING
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For guidance on when to schedule activities or implement avoidance and minimization measures to
reduce impacts to migratory birds on your list, click on the PROBABILITY OF PRESENCE SUMMARY at
the top of your list to see when these birds are most likely to be present and breeding in your
project area.
NAME BREEDING SEASON (IF A
BREEDING SEASON IS INDICATED
FOR A BIRD ON YOUR LIST, THE
BIRD MAY BREED IN YOUR
PROJECT AREA SOMETIME WITHIN
THE TIMEFRAME SPECIFIED,
WHICH IS A VERY LIBERAL
ESTIMATE OF THE DATES INSIDE
WHICH THE BIRD BREEDS
ACROSS ITS ENTIRE RANGE.
"BREEDS ELSEWHERE" INDICATES
THAT THE BIRD DOES NOT LIKELY
BREED IN YOUR PROJECT AREA.)

Blue-winged Warbler Vermivora pinus Breeds May 1 to Jun 30

This is a Bird of Conservation Concern (BCC) only in particular Bird
Conservation Regions (BCRs) in the continental USA

Cerulean Warbler Dendroica cerulea Breeds Apr 28 to Jul 20

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
https://ecos.fws.gov/ecp/species/2974

Kentucky Warbler Oporornis formosus Breeds Apr 20 to Aug 20

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.

King Rail Rallus elegans Breeds May 1 to Sep 5

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
https://ecos.fws.gov/ecp/species/8936

Prairie Warbler Dendroica discolor Breeds May 1 to Jul 31

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.

Prothonotary Warbler Protonotaria citrea Breeds Apr 1 to Jul 31 RECEIVED

Page 301 of 316 RZ-22-0002

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Rusty Blackbird Euphagus carolinus Breeds elsewhere

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.

Wood Thrush Hylocichla mustelina Breeds May 10 to Aug 31

This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.

Probability of Presence Summary

Probability of Presence ( )

How is the probability of presence score calculated? The calculation is done in three steps:

To see a bar's probability of presence score, simply hover your mouse cursor over the bar.
RECEIVED
CITY OF TUCKER
Breeding Season ( )
Yellow bars denote a very liberal estimate of the time-frame inside which the bird breeds across its
04/19/2022
entire range. If there are no yellow bars shown for a bird, it does not breed in your project area.
PLANNING & ZONING
Survey E ort ( )
RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT

DEPARTMENT
Vertical black lines superimposed on probability of presence bars indicate the number of surveys
performed for that species in the 10km grid cell(s) your project area overlaps. The number of
surveys is expressed as a range, for example, 33 to 64 surveys.
Page 302 of 316
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To see a bar's survey e ort range, simply hover your mouse cursor over the bar.

No Data ( )
A week is marked as having no data if there were no survey events for that week.

Tell me more about conservation measures I can implement to avoid or minimize impacts to migratory birds.

What does IPaC use to generate the migratory birds potentially occurring in my speci ed location?

The Migratory Bird Resource List is comprised of USFWS Birds of Conservation Concern (BCC) and other species
that may warrant special attention in your project location.

What does IPaC use to generate the probability of presence graphs for the migratory birds potentially
occurring in my speci ed location?

RECEIVED
CITY OF TUCKER
How do I know if a bird is breeding, wintering, migrating or present year-round in my project area?

To see what part of a particular bird's range your project area falls within (i.e. breeding, wintering, migrating or
year-round), you may refer to the following resources: The Cornell Lab of Ornithology All About Birds Bird 04/19/2022
Guide, or
(if you are unsuccessful in locating the bird of interest there), the Cornell Lab of Ornithology Neotropical Birds
guide. If a bird on your migratory bird species list has a breeding season associated with it, if that birdPLANNING
does occur& ZONING
in your project area, there may be nests present at some point within the timeframe speci ed. If "BreedsDEPARTMENT
elsewhere" is indicated, then the bird likely does not breed in your project area.
Page 303 of 316
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RZ-22-0002
2/16/2021 IPaC: Explore Location resources

What are the levels of concern for migratory birds?

Migratory birds delivered through IPaC fall into the following distinct categories of concern:

Details about birds that are potentially a ected by o shore projects

What if I have eagles on my list?

If your project has the potential to disturb or kill eagles, you may need to obtain a permit to avoid violating the
Eagle Act should such impacts occur.

Proper Interpretation and Use of Your Migratory Bird Report

The migratory bird list generated is not a list of all birds in your project area, only a subset of birds of priority
concern. To learn more about how your list is generated, and see options for identifying what other birds may be
in your project area, please see the FAQ "What does IPaC use to generate the migratory birds potentially occurring
in my speci ed location". Please be aware this report provides the "probability of presence" of birds within the 10
km grid cell(s) that overlap your project; not your exact project footprint. On the graphs provided, please also look
carefully at the survey e ort (indicated by the black vertical bar) and for the existence of the "no data" indicator (a
red horizontal bar). A high survey e ort is the key component. If the survey e ort is high, then the probability of
presence score can be viewed as more dependable. In contrast, a low survey e ort bar or no data bar means a lack
of data and, therefore, a lack of certainty about presence of the species. This list is not perfect; it is simply a starting
point for identifying what birds of concern have the potential to be in your project area, when they might be there,
and if they might be breeding (which means nests might be present). The list helps you know what to look for to
con rm presence, and helps guide you in knowing when to implement conservation measures to avoid or
minimize potential impacts from your project activities, should presence be con rmed. To learn more about RECEIVED
conservation measures, visit the FAQ "Tell me about conservation measures I can implement to avoid CITY or minimize
OF TUCKER
impacts to migratory birds" at the bottom of your migratory bird trust resources page.

04/19/2022

PLANNING & ZONING

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RZ-22-0002
2/16/2021 IPaC: Explore Location resources

Facilities

National Wildlife Refuge lands

THERE ARE NO REFUGE LANDS AT THIS LOCATION.

Fish hatcheries
THERE ARE NO FISH HATCHERIES AT THIS LOCATION.

Wetlands in the National Wetlands Inventory

Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section 404
of the Clean Water Act, or other State/Federal statutes.

For more information please contact the Regulatory Program of the local U.S. Army Corps of
Engineers District.

THERE ARE NO KNOWN WETLANDS AT THIS LOCATION.

Data limitations

Wetlands or other mapped features may have changed since the date of the imagery or eld work. There may be
occasional di erences in polygon boundaries or classi cations between the information depicted on the map and
the actual conditions on site.
RECEIVED
Data exclusions CITY OF TUCKER
Certain wetland habitats are excluded from the National mapping program because of the limitations of aerial
04/19/2022
imagery as the primary data source used to detect wetlands. These habitats include seagrasses or submerged
aquatic vegetation that are found in the intertidal and subtidal zones of estuaries and nearshore coastal waters.
PLANNING & ZONING
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RZ-22-0002
2/16/2021 IPaC: Explore Location resources

Some deepwater reef communities (coral or tuber cid worm reefs) have also been excluded from the inventory.
These habitats, because of their depth, go undetected by aerial imagery.

Data precautions

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
Page 306 of 316
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RZ-22-0002
2/17/2021 Georgia Rare Natural Elements

Stone Mountain, GA, NW Quarter Quad

All Tracked Natural Elements
With or Without Protection Status
0 element records in list

ANIMALS

NATURAL COMMUNITIES

OTHER NATURAL ELEMENTS

PLANTS

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
RZ-22-0002
Page 307 of 316
https://georgiabiodiversity.a2hosted.com/natels/element_lists?area=qq&group=all_groups&areacode=3308472NW&areaname=Stone Mountain, GA, … 1/1
Attachment C:

NRHP Map
GNAHRGIS Map

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

DEPARTMENT
RZ-22-0002
kimley-horn.com 11720 Amber Park Drive, Suite 600, Alpharetta, GA 30009 770 619 4280
Page 308 of 316
2/17/2021 National Register of Historic Places

Na onal Register of Historic Places Na onal Park Service

U.S. Department of the Interior
Public, non-restricted data depic ng Na onal Register spa al data processed by the Cultural Resources GIS facility. …

Park Tiles Light

Northlake Pkwy, Tucker, Georgia

Approximate Property
Boundary

RECEIVED
CITY OF TUCKER

500
ps://www.mapbox.com/about/maps/) © OpenStreetMap (h ps://www.openstreetmap.org/copyright) contributors | Cultural Resources GIS, Na onal Park Service | Geocoding by Esri 04/19/2022
Home (h ps://www.nps.gov) Frequently Asked Ques ons (h ps://www.nps.gov/faqs.htm) Website Policies (h ps://www.nps.gov/aboutus/website-policies.htm)
PLANNING & ZONING
Page 309 of 316 DEPARTMENT 1/2
https://www.nps.gov/maps/full.html?mapId=7ad17cc9-b808-4ff8-a2f9-a99909164466
RZ-22-0002
2/17/2021 GNAHRGIS

Map

GNAHRGIS Map
Select Features And Layers
Historic Archaeological Natural
+
–
Buffer? 1
Approximate Property mi Clear Selection
Boundary
Historic Resources

RECEIVED
CITY OF TUCKER

04/19/2022

PLANNING & ZONING

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RZ-22-0002
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