08/06/2025
This is regarding the vacant parcel at the corner of Thompson Mill Road/Grand Hickory Drive (entrance to Mulberry Park) and Hwy 211 across the Highway from Chick-fil-a ddjacent to the Gates of Braselton
https://cms2.revize.com/revize/braseltonga/24-07-RZ%20application.pdf
COUNCIL WORK SESSION
August 7, 2025
4:00 p.m.
III. PUBLIC HEARING
3b. Application # 24-07-RZ
Application for a Major Planned Unit Development Revision/Amendment from Parkway Professional LLC c/o Dillard Sellers on property owned by Parkway Professional LLC. The property is identified as Gwinnett County Tax Parcel R3006A192. The approximate area of the property is 21 acres. The intent of the application is to amend the Chateau Elan Planned Unit Development for a development consisting of the following uses: mixed use office, retail, restaurant, and residential condominium buildings; hotel; parking structures; multi-family buildings; open space; and other commercial uses.
Variance Request #24-08-VAR Attached to 24-07-RZ.
Sec.4.5(C)(5) re: increase in density from 14 units per gross acre to 15.69 units per gross acre.
Sec.4.5(D)(2) re: parking area location adjacent to street.
Sec.4.5(E)(4) re: increase ground floor residential use in multifamily buildings from 75% to 91%.
Special Use Request #24-07-SU Attached to 24-07-RZ
Special Use request to permit multi-family dwellings in a Planned Unit Development.
Planning Director recommended approval with the following conditions:
1. The development shall be consistent with the listed uses, use space allocations, and site plan submitted with the application. Exceptions to this consistency shall be granted if they conflict with conditions imposed by the Mayor and Council. An approved PUD zoning site plan by the Mayor and Council, including conditions of approval, shall supersede any conflicts with the Town of Braselton Development Code. Any design modifications and infrastructure improvements required by the Braselton Public Works Department, Georgia Department of Transportation, and Gwinnett County Department of Transportation, shall be permitted if in conflict with the approved PUD zoning site plan.
2. The Roadway and Site Access improvements identified on page 4 of the Georgia Regional Transportation Authority (GRTA) Notice of Decision (DRI) shall be implemented subject to approval by the Georgia Department of Transportation and Gwinnett County Department of Transportation.
3. The parking deck shall be constructed concurrently with the retail/condominium buildings and retail/loft office buildings. The parking deck should be designed and coordinated with the Town of Braselton to accommodate a pedestrian/golf cart bridge over S.R. 211.
4. The proposed stand-alone multi-family buildings will have internal (with conditioned air) corridor hallways, elevators, and internal stairs for fire safety. There will be no open-air corridors or stairwells.
5. The proposed stand-alone multi-family buildings will feature amenities to include but not limited to a pool, fire pits, fitness center, co-working space, and gathering room. The fitness center, co-working space, and gathering room will be on the first floor of the multi-family building facing the retail buildings to provide a store front appearance.
6. Any first-floor dwelling units of the multi-family building facing the retail buildings will have walk up porches.
7. The proposed stand-alone multi-family building section of the development will include gated/secured parking and locking-door/FOB/secured access control points for the residential entry/exit.
8. No Certificate of Occupancy from Braselton will be granted for the stand-alone multi-family buildings until either Certificate of Completions for shell building construction or Certificate of Occupancies have been issued for the four retail/residential condominium and retail/loft office buildings, including completion of the village green and plaza and all other site and landscaping improvements.
9. A 4 ft. high decorative fence with decorative columns spaced approximately 30 ft. shall be installed in between the development and all public roads and the private street connecting Thompson Mill Road and S.R. 211.
10. Section 6.11 of the Development Code (Tree Planting Requirements and Trees and Landscaping in Parking Lots) shall apply to the development. Section 6.16 (Outdoor Lighting), Section 6.17 – G. (Parking Design) and Section 6.17 – J. (Pedestrian Walkways) shall also apply to the development. The total number of parking spaces may be reduced to accommodate these requirements.
11. A roof top bar and restaurant shall be included with the hotel and/or the retail/loft office buildings.
12. Minimum unit sizes for the apartments shall be as follows: 800 square feet for one-bedroom units and 1,200 square feet for two- or more bedroom units. Three- bedroom apartments shall not compromise more than 15% of the total multi-family units.
13. If not incorporated into the existing funding and design of the S.R. 211 widening project, a 10 ft. wide multi-use path and Braselton streetlights shall be installed along S.R. 211. The path shall either be installed in the S.R. 211 right-of-way or have public accessibility protected via an easement. The Braselton streetlights shall also be installed along the existing multi-use path on Thompson Mill Road. Street trees shall also be planted along both roads. This condition may be modified if deemed prohibited by the applicable governing transportation agency. Spacing shall be approved by staff. These improvements may be deferred until the construction of the S.R. 211 widening. In such a case, the developer shall provide the Town with a surety payment to be utilized at the time such improvements are installed.
14. The final architectural elevations and final landscape plans, including hardscape plans for the village green and plaza, shall be approved by the Mayor and Council.
15. Braselton streetlights and street trees shall be installed along the main internal street connecting Thompson Mill Road to S.R. 211 (across from Auger Falls Drive). Spacing shall be approved by staff.
Planning Commission recommended approval with the following conditions:
1. Approval of this Planned Unit Development (“PUD”) application supersedes any prior zoning, and heretofore, the owner of this parcel relinquishes any and all claims as a legacy PUD in the Town of Braselton.
2. The development shall be consistent with the listed uses, use space allocations, and site plan submitted with the application. Exceptions to this consistency shall be granted if they conflict with conditions imposed by the Mayor and Council. An approved PUD zoning site plan by the Mayor and Council, including conditions of approval, shall supersede any conflicts with the Town of Braselton Development Code. Any design modifications and infrastructure improvements required by the Braselton Public Works Department, Georgia Department of Transportation, and Gwinnett County Department of Transportation, shall be permitted if in conflict with the approved PUD zoning site plan.
3. The Roadway and Site Access improvements identified on page 4 of the Georgia Regional Transportation Authority (GRTA) Notice of Decision (DRI) shall be implemented subject to approval by the Georgia Department of Transportation and Gwinnett County Department of Transportation.
4. The parking deck shown on the PUD site plan shall be constructed no later than or concurrently with the hotel. The parking deck should be designed and coordinated with the Town of Braselton to accommodate a pedestrian/golf cart bridge over S.R. 211 that will be initiated and financed by the Town of Braselton.
5. The hotel will be branded as either Marriott, Hilton, IHG, or Hyatt, and the hotel chain scale will be established in accordance with the Smith Travel Research Chain Scale ("STR"). If the hotel brand is Marriott, it will be one of the Marriott brands listed under STR as Luxury, Upper Upscale, Upscale, or Courtyard. If the hotel brand is Hilton or IHG, it will be one of the Hilton or IHG brands listed under STR as Luxury, Upper Upscale, or Upscale. If the hotel brand is Hyatt, it will be one of the Hyatt brands listed under Luxury, Upper Upscale, Upscale, Hyatt House or Hyatt Place.
6. Regarding the three stand-alone multi-family (“apartment”) buildings:
a) Minimum unit sizes for the apartments shall be as follows: 800 square feet for onebedroom units, average across one-bedroom units; 1,000 square feet for two-bedroom units, average across two-bedroom units; and 1,200 square feet for three-bedroom units, average across three-bedroom units.
b) The apartment buildings shall have internal (with conditioned air) corridor hallways, elevators, and internal stairs for fire safety. There will be no open-air corridors or stairwells.
c) The apartments shall have amenities to include but not limited to pool, fire pits, fitness center, co-working space, and gathering room. “Non-residential apartment space” including fitness center, co-working space, and gathering room will be on the first floor of the apartment building facing the retail buildings to provide a store front appearance. Non-residential apartment space shall constitute minimum 6,500 square feet of ground floor area in apartment building.
d) Any first-floor apartment units facing the retail buildings shall have walk-up porches.
e) The apartment building section of the development shall include gated/secured parking and locking-door/FOB/secured access control points for the residential entry/exit.
f) The apartment buildings shall include at least two pet relief areas, designed as minimum 2,500 square feet outdoor fenced area with natural or artificial turf and waste receptacles.
g) No Certificate of Occupancy from Braselton will be granted for the apartment buildings until Certificate of Completions or Certificate of Occupancies have been issued for at least the following items per the submitted site plan (i) three retail buildings, including a rooftop bar and restaurant, and (ii) a Village Green and Plaza.
7. The Village Green and Plaza shall consist of a minimum 44,400 square feet of ground area, including a minimum 20,000 square feet of artificial turf recreation area.
8. A 4 ft. high decorative fence with decorative columns spaced approximately 30 ft. shall be installed in between the development and all public roads and the private street connecting Thompson Mill Road and S.R. 211.
9. Section 6.11 of the Development Code (Tree Planting Requirements and Trees and Landscaping in Parking Lots) shall apply to the development. Section 6.16 (Outdoor Lighting), Section 6.17 - G. (Parking Design) and Section 6.17 - J. (Pedestrian Walkways) shall also apply to the development. The total number of parking spaces may be reduced to accommodate these requirements.
10. If not incorporated into the existing funding and design of the S.R. 211 widening project, a 10 ft. wide multi-use path and Braselton streetlights shall be installed along S.R. 211. The path shall either be installed in the S.R. 211 right-of-way or have public accessibility protected via an easement. The Braselton streetlights shall also be installed along the existing multi-use path on Thompson Mill Road. Street trees shall also be planted along both roads. This condition may be modified if deemed prohibited by the applicable governing transportation agency. Spacing shall be approved by staff. These improvements may be deferred until the construction of the S.R. 211 widening. In such a case, the developer shall provide the Town with a surety payment to be utilized at the time such improvements are installed.
11. The final architectural elevations and final landscape plans, including hardscape plans for the village green and plaza, shall be approved by the Mayor and Council.
12. Any primary use area shown on the submitted site plan (e.g., retail building, hotel, etc.) not development concurrently with the apartment buildings and disturbed for site development shall be landscaped and maintained to include natural ground cover and tree plantings, until such time as use and buildings are developed.
13. Braselton streetlights and street trees shall be installed along the main internal street connecting Thompson Mill Road to S.R. 211 (across from Auger Falls Drive). Spacing shall be approved by staff.
