The Phipps Plaza Expansion Project (Z-05-148)
03/14
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GRTA Technical Analysis
for DRI 983 - Phipps Plaza - Tract H
02-15 -
Hanover has withdrawn as an applicant.
See letter, below.
We will amend references to Hanover on this page when we have time. Until
we do, please understand that CPI-Phipps Limited Liability Company is now both
the applicant and the owner.
01/16/06 - According to the Atlanta Business Chronicle (12/27/05), "The
Hanover Co. plans 530 high-rise condominium units and a 250-room hotel adjacent
to Phipps Plaza in Buckhead, according to information from the Georgia
Department of Community Affairs. The project, expected to be completed by 2012,
is located on property owned by mall developer and owner Simon Property Group
Inc., which owns Phipps Plaza, and will require rezoning for increased density,
the application said. The unnamed project lists its address at 3500
Peachtree Road -- the same address as Phipps Plaza -- on its site plan filed
with the city of Atlanta. The project also calls for 50,000 square feet of
retail space and 8,500 square feet for a restaurant." (The
full article is available
here.)
02/09/06 - We had a
pre-application briefing with representatives of The Hanover Company including
its architects, traffic engineers and lawyer Carl Westmoreland on 2/8.
Four representatives from NBCA attended. Other neighborhood attendees were from
Brookhaven and NPU-B.
Note: Law Suit May Affect
This Expansion Project
Carl Westmoreland mentioned that John Kusmiersky, developer of the Park
Avenue Condominium tower, had filed suit against Hanover and Simon about this
expansion plan. Although we have not seen the suit, we can infer that the
legal issues may involve the change in the site from a low department store
(perhaps 5-stories high) which did not obstruct the view from the Park Avenue
towers to the two proposed 390' towers and the hotel. (In addition to the
existing 500+ foot Park Avenue condominium tower, Kusmiersky has approved plans
for a similar tower immediately west of the existing tower.
Phipps Plaza Expansion Project
The above map was prepared by NBCA to show the location of
this proposed development.
The site plan above includes all phases of the expansion project.
The area this
proposed expansion occupies was approved in 1997 to be a fourth
department store.
Instead, Hanover plans two 390' residential towers with a total of 530
units and a
restaurant (these areas are colored grayish yellow). Simon will
add a 250 room hotel
(perhaps 12 stories, shown on the above site plan in dark gray).
The expansion
involves a net reduction in approved Phipps Plaza parking from 3763
spaces to
3649 spaces. (Annotations were made by NBCA to the Hanover site
plan.)
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We have annotated the site plan above to show possible traffic patterns which we
infer from the site plan's location of the parking deck entrances and exits and
from
the location shown for the loading docks.
A larger version of this site plan may be
viewed/downloaded
here.
Phase 1 of the project
The project will be concluded in several phases. The site plan
above is for Phase 1.
Phase 1 residential tower as viewed from the west end of Park Ave.
Gromatzky
Dupree & Associates is handling the architectural design for the
residential towers,
parking deck and restaurant.
Phase 1 residential tower as viewed from east side of Wieuca Road.
The low
building (which includes parts of the restaurant) between the tower and
the street
is not readily
visible.
New Projects in the area of Phipps Plaza
2/23 Updated to show
the 2nd Park Ave tower which had been inadvertently omitted
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Traffic Impact
There are other major new projects in the area, as shown above. An
obvious question is, what impact will these projects have on
neighborhood and regional traffic?
A traffic study is being prepared for Hanover by Ed Ellis of Kimley-Horn
and Associates, Inc. As Ed reported, the study's traffic growth
will employ the "Gordon Approach" by considering not only the impact of
this Hanover expansion but also the cumulative traffic impact of other
previously authorized but as yet un-built projects in the immediate area.
The traffic impact of more distant in- process projects will be
estimated using a percentage growth factor. |
