Zoning Review Board FROM

C I T Y O F A T L A N T A TIM KEANE KEISHA LANCE BOTTOMS Commissioner MAYOR DEPARTMENT OF CITY PLANNING KEYETTA M. HOLMES, AICP 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 Director 404-330-6145 – FAX: 404-658-7491 Office of Zoning and Development www.atlantaga.gov

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-71 for 420 McDonough Boulevard, S.E.

DATE: December 3, 2020

An Ordinance by Zoning Committee to rezone from R-4A/BL (Single Family Residential/BeltLine Overlay), MR-3/BL (Multifamily Residential/Beltine Overlay), C-2-C/BL (Commercial Service District Conditional/Beltline Overlay) and MRC-3-C/BL (Mixed Residential Commercial Conditional/Beltline Overlay) to MR-3/BL (Multifamily Residential/Beltline Overlay) and MR- 4A/BL (Multifamily Residential/Beltline Overlay) for property located at 420 McDonough Boulevard, S.E., 450 Gault Street, S.E., 1440 Gault Street, S.E., 1446 Gault Street, S.E., 1450 Gault Street, S.E., 1456 Gault Street, S.E., 499 Federal Terrace, S.E., 501 Federal Terrace, S.E. And 505 Federal Terrace, S.E.

The applicant has requested a deferral. Staff is supportive of the request.

STAFF RECOMMENDATION: 30 DAY DEFERRAL – JANUARY 2021

KEISHA LANCE BOTTOMS C I T Y O F A T L A N T A TIM KEANE MAYOR Commissioner OFFICE OF ZONING AND DEVELOPMENT 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303 KEYETTA M. HOLMES, AICP 404-330-6145 – FAX: 404-658-7491 Director http://www.atlantaga.gov/Government/Planning.aspx Office of Zoning & Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-74 for 2760 Lenox Road, N.E.

DATE: December 3, 2020

An Ordinance by Zoning Committee to rezone from RG-3-C (Residential General Sector 3 Conditional) to RG-3 (Residential General Sector 3) for property located at 2760 Lenox Road, N.E.

FINDINGS OF FACT:

• Property location: The subject property fronts 166.79 feet on the east side of Lenox Road, N.E. and begins at a point on the southeasterly right-of-way line of Lenox Road said point being located 42.27 feet northwesterly, as measured along said southwesterly right-of-way line of Lenox Road, from the point of intersection of said southwesterly right-of-way line of Lenox Road with the south line of said point. The property is located within Land Lot 7, 17th District Fulton County, Georgia in the Pine Hills Neighborhood of NPU-B in Council District 7.

• Property size and physical features: The subject property is an irregular shaped lot of approximately 0.718 acres (31,276.08 sq. ft.). The property is currently developed with a two- story single-family home with a detached garage. The site has approximately 166.79 feet of frontage on the east side of Lenox Road and a depth of 183.5 feet. The site has topography that inclines approximately 15 feet toward the southwest corner of the site and is heavily vegetated. There are currently no existing curb cuts along Lenox Road, access to the site is via an access easement off Pine Heights Drive, N.E.

• CDP land use map designation: The future land use designation for this property within the 2016 Comprehensive Development Plan is Low Density Residential (LDR) which is compatible with the proposed RG-3 (Residential General Sector 3) zoning.

• Current/past use of property: The subject property is currently developed with a two-story single-family home with a detached garage. Staff is unaware of any other previous uses of the property.

Z-20-74 for 2760 Lenox Road, N.E. December 3, 2020 Page 2 of 4

• Surrounding zoning/land uses: The subject property is currently zoned RG-3-C (Residential General Sector 3 Conditional). Surrounding zoning includes PD-H (Planned Development – Housing) to the north, RG-3 (Residential General Sector 3) to the west and south, and RG-2 (Residential General Sector 2) to the east. The surrounding land use designation is predominantly Low Density Residential.

• Transportation: The subject property is located along Lenox Road, N.E. which is classified as an arterial road. The closest bus stop is located 0.4 miles from the subject property at the corner of Buford Highway, N.E. and Lenox Road, N.E. MARTA provides bus service along Buford Highway, N.E., via bus route #39 with connection to MARTA Lindbergh Center Transit Station.

PROPOSAL: The applicant requests a rezoning to rezone from RG-3-C (Residential General Sector 3 Conditional) to RG-3 (Residential General Sector 3) to remove the existing site plan conditions. The applicant proposes to develop five single family residential homes of approximately 3,573 sq. ft.

Project Specifications: Dwelling Units 5 Net Lot Area: 31,310 sq. ft. (0.72 Acres) F.A.R. (Permitted Max): 0.696 F.A.R. (Proposed): 0.57 (1.18) Usable Open Space (required): 0.40 Usable Open Space (proposed): 15,293 sq. ft. (0.49) Parking (Required minimum): 1.1 spaces per dwelling unit Parking (Proposed): 10 spaces Proposed Building Height: 3 stories

CONCLUSIONS:

1. Compatibility with comprehensive development plan (CDP); timing of development: The future land use designation for this property in the 2016 Comprehensive Development Plan (CDP) is Low Density Residential (LDR) which is compatible with the proposed RG-3 (Residential General Sector 3) zoning district. Therefore, a land use amendment is not required.

2. Availability of and effect on public facilities and services; referrals to other agencies: The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services at the subject location. Compliance with all applicable City codes will be required when proposed development plans are submitted to other agencies for permit review.

3. Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: The zoning regulations indicate that this consideration is optional. The applicant has not presented any evidence that they own other land in the area that is suitable for this proposed rezoning. The proposed would merely remove existing conditions associated with the site while maintaining the existing underlying RG-3 (Residential Z-20-74 for 2760 Lenox Road, N.E. December 3, 2020 Page 3 of 4

General Sector 3) zoning district and low-density residential land use. Further, the proposed development is consistent with other developments in the area.

4. Effect on character of the neighborhood: Staff is of the opinion that the proposed development will complement the existing residential character of the surrounding area. The 2016 CDP places the site within the Low Density Residential Character Area which encourages a diversity of housing types to meet the needs of the community. The surrounding area is developed with various housing types including townhomes, single family detached and attached homes that vary from low to medium density. Staff is of the opinion that rezoning to RG-3 to remove the current site plan conditions would allow a development at a density and housing type that is more compatible with the character of the neighborhood.

5. Suitability of proposed land use: The current low density residential 0-8 per acre land use designation is consistent with the proposed RG-3 (Residential General Sector 3) zoning district. Staff is of the opinion that the proposed 5 single family dwellings is consistent with the low density residential land use and the low density residential designation in the immediate area.

6. Effect on adjacent property: Staff is of the opinion the proposed rezoning would have a positive effect on adjacent property by activating this currently underutilized property. The proposal would allow 5 single family dwellings with a density that is more compatible with existing residential developments on adjacent properties. Staff also believes that the proposal would positively affect adjacent properties by providing a housing type that varies from the predominately existing single family attached housing type.

7. Economic use of current zoning: The subject property is currently zoned RG-3-C (Residential General Sector 3 Conditional) and the applicant proposes to rezone to RG-3 (Residential General Sector 3) in order to eliminate conditions associated with the site. Staff finds that the current zoning condition is restrictive to the reasonable economic use of the property. The subject property is conditioned to the existing site plan thus limiting development and potential economic use of the subject property. Rezoning to RG-3 (Residential General Sector 3) would allow a site plan design and development that is more compatible with the RG-3 district and have positive effect on the economic use of the property.

8. Compatibility with policies related to tree preservation: The proposed development will need to comply with the requirements of the City of Atlanta’s Tree Ordinance.

9. Other Considerations: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change.

According to the Atlanta City Design map, 2760 Lenox Road, N.E. is located in a Corridor Neighborhood within a Growth Area. Growth Area Corridors are described as follows:

Z-20-74 for 2760 Lenox Road, N.E. December 3, 2020 Page 4 of 4

STAFF RECOMMENDATION: APPROVAL conditioned upon the following: 1. The site shall be developed in accordance with the site plan entitled “2760 Lenox Road Residential Development” prepared by Gamble + Gamble dated September 24, 2020 and stamped received by the Office of Zoning and Development on October 5, 2020. Minor changes to the approved site plan may be authorized by the Director of the Office of Zoning and Development in accordance with Section 16-02.003(7). 2. The applicant/developer shall increase landscaping around the curb cut to lessen the visual impact of the proposed curb cut. 3. There shall be no median erected on Lenox Road.

C I T Y O F A T L A N T A

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING TIM KEANE MAYOR 55 Trinity Avenue, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 Commissioner

404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP www.atlantaga.gov Director Office of Zoning & Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: U-20-17 for 228 Edgewood Avenue, N.E.

DATE: December 3, 2020

The applicant seeks a special use permit for a park-for-hire surface parking lot pursuant to 16-20C.005 for property located at 228 Edgewood Avenue, N.E.

The applicant has requested deferral for 30 days to continue to work with the neighborhood and NPU. Staff is supportive of this request.

STAFF RECOMMENDATION: 30 DAY DEFERRAL- JANUARY 2021

C I T Y O F A T L A N T A

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING TIM KEANE MAYOR 55 Trinity Avenue, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 Commissioner

404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP www.atlantaga.gov Director Office of Zoning & Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: U-18-03 for 0 Tenth Street, N.E. (17 01600008810)

DATE: December 3, 2020

The applicant seeks a special use permit for a nightclub or lounge pursuant to 16-18P.005 for property located at 0 Tenth Street, N.E. (17 01600008810)

The applicant has requested a deferral for an additional 60 to work with the neighborhood and NPU. Staff is supportive of this request.

STAFF RECOMMENDATION: 60 DAY DEFERRAL- FEBRUARY 2021

TIM KEANE C I T Y O F A T L A N T A COMMISSIONER

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING KEYETTA M. HOLMES, AICP MAYOR Director 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 Office of Zoning & Development 404-330-6145 – FAX: 404-658-7491 www.atlantaga.gov

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-49 for 993 Boulevard, S.E

DATE: December 3, 2020 An Ordinance by Zoning Committee to rezone from R-5/BL (Two Family Residential/BeltLine Overlay) to MR-3/BL (Multifamily Residential/BeltLine Overlay) for property located at 993 Boulevard, S.E., 997 Boulevard, S.E., 1003 Boulevard, S.E., and 1007 Boulevard, S.E.

FINDINGS OF FACT:

• Property location: The subject property fronts approximately 200 feet on the west side of Boulevard, S.E. commencing at a #5 open top pipe found at the intersection of the westerly right-of-way line of Boulevard (f/k/a South Boulevard) and the southerly right-of-way line of Mead Street and being the true point of beginning. The property is in Land Lot 42, 14th District Fulton County, Georgia in the Grant Park neighborhood of NPU-W in Council District 1.

• Property size and physical features: The subject property has an area of approximately 0.803 Acres (35,040 square feet) with a frontage of approximately 200 feet on the west side of Boulevard, S.E. The site is a combination of four single family parcels, two of the parcels are developed with single-family dwellings and the other two are vacant single-family lots. Access to the site is via two curb cuts, one on Mead Street, S.E., and another on Boulevard, S.E. the existing topography slightly inclines toward the southwest of the property.

• CDP land use map designation: The land use designation for this property within the 2016 Comprehensive Development Plan is low density residential. The proposed MR-3 (Multifamily Residential) zoning is not compatible with the existing low density residential land use. An amendment to the Comprehensive Development Plan is needed to accommodate the proposed rezoning to MR-3.

Z-20-49 for 993 Boulevard, S.E., 997 Boulevard, S.E., 1003 Boulevard, S.E., and 1007 Boulevard, S.E. December 3, 2020 Page 2 of 4

• Current/past use of property: The site is a combination of four parcels, two of the parcels are developed with single-family dwellings and the other two are vacant single-family lots. Staff is not aware of any other previous uses of the site.

• Surrounding zoning/land uses: The subject property is currently zoned MR-3/BL (Multifamily Residential/BeltLine Overlay). Surrounding zoning includes, HC20K SA-1 (Grant Park Historic District Subarea 1) to the north, R-5 (Two- Family Residential) to the east and west, and MRC-3 (Mixed Residential Commercial) south of the subject property. The surrounding land use designation includes Low Density Residential (LDR) to the north, west, and east, and High Density Mixed Use (HDMU) to the south of the property.

• Transportation system: The subject property is located at the corner of Boulevard, S.E. and Mead Street, S.E. and is one block away from the Atlanta Beltline trail. Boulevard is classified as arterial road while Mead Street is classified as a local road. The nearest MARTA transit station is King Memorial Transit Station which is located approximately 2 miles from the subject site. MARTA provides bus service via bus route #49 which can be accessed from a bus stop located within 0.5 mile at the corner of Englewood Avenue and Boulevard.

PROPOSAL: The applicant proposes to rezone the property to MR-3/BL (Multifamily Residential/BeltLine Overlay) to allow a of 14-unit townhome development.

Project Specifications: Dwelling Units 14 Net Lot Area: 35,040 sq. ft. (0.803 Acres) Gross land Area: 44,540 sq. ft. (0.65 acres) F.A.R. (Permitted Max): 0.696 (31,000 sq. ft.) F.A.R. (Proposed): 28,000 sq. ft. (0.629) Usable Open Space (Proposed): 17,816 sq. ft. (0.40) Parking (Required minimum): 0.99 spaces per dwelling unit Parking (Proposed): 2 spaces per dwelling unit Proposed Building Height: 80’- 0”

CONCLUSIONS:

1) Compatibility with comprehensive development plan (CDP); timing of development: The future land use designation for this property in the 2016 Comprehensive Development Plan is Low Density Residential. The proposed MR-3/BL (Multifamily Residential/BeltLine Overlay) zoning district is not compatible with the existing Low Density Residential land use designation. An amendment to the Comprehensive Development Plan is needed to accommodate the proposed rezoning to MR-3/BL (Multifamily Residential/BeltLine Overlay). The applicant proposes a Comprehensive Development Plan amendment to Medium Density Residential. Staff believes the proposed Medium Density Residential land use designation would create a transition between the Low Density Residential land use to the north and the High Density Mixed Use land use to the south of the subject property along Boulevard.

Z-20-49 for 993 Boulevard, S.E., 997 Boulevard, S.E., 1003 Boulevard, S.E., and 1007 Boulevard, S.E. December 3, 2020 Page 3 of 4

2) Availability of and effect of public facilities and services; referral to other agencies: The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services at the subject location. Compliance with all applicable City codes will be required when proposed development plans are submitted to other agencies for permit review.

3) Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: The zoning regulations indicate that this consideration is optional. The applicant has not presented any evidence that they own other land in the area that is suitable for this proposed rezoning. Staff believes the proposed rezoning would not have an adverse environmental effect on the balance of land uses. Staff finds that the proposal would activate underdeveloped property and provide a transitional land use as encouraged in the Traditional Neighborhood Existing character area of the CDP. The proposal allows a balance of land uses by providing a transition between proposed high- density development along the Beltline and exiting low density residential north of the subject property along Boulevard, S.E.

4) Effect on character of the neighborhood: Staff is of the opinion that the proposed rezoning would have a positive effect on the character of the neighborhood. The subject property is in the Traditional Neighborhood Existing character area of the CDP. Policies for the Traditional Neighborhood Existing character area of the CDP are to “promote Missing Middle housing types that are compatible in size and scale with the character of the neighborhood as a transition between single family uses and more intense uses.” The proposed 14-unit townhome development provides a development at scale that provides a transition between high density development adjacent to the Beltline and exiting low density residential north of the subject property on Boulevard, S.E. The proposed development would also improve the overall visual appearance of the area by improving the pedestrian infrastructure and streetscape at the corner of Mead Street and Boulevard, S.E.

5) Suitability of proposed land use: The proposed rezoning to MR-3/BL (Multifamily Residential/BeltLine Overlay) is not consistent with the existing low-density residential land use designation of the 2016 Comprehensive Development Plan. The applicant proposes a CDP amendment to a medium density residential land use designation. Staff believes that the proposed is suitable to provide a transitional land use between the surrounding low density residential and high density mixed used land uses in the area.

6) Effect on adjacent property: Staff is of the opinion that the proposed request to rezone to MR-3/BL (Multifamily Residential/BeltLine Overlay) would have a positive effect on adjacent properties. The proposed rezoning would allow active use of this currently underdeveloped subject property. Additionally, the proposed would allow streetscape improvements along both Boulevard, S.E., and Mead Street with connection to the Atlanta BeltLine.

Z-20-49 for 993 Boulevard, S.E., 997 Boulevard, S.E., 1003 Boulevard, S.E., and 1007 Boulevard, S.E. December 3, 2020 Page 4 of 4

7) Economic use of current zoning: The current zoning allows for some resonable economic use of the property with a low-density development. Staff is of the opinion that rezoning the subject property to the MR-3/BL (Multifamily Residential/BeltLine Overlay) zoning district would allow for a development that would provide more economic use of the property considering its close proximity to the BeltLine.

8) Compatibility with policies related to tree preservation: The proposed development must comply with the City of Atlanta Tree Ordinance at the time of permitting.

9) Other Considerations: Consistency with Atlanta City Design: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already-developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods, and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change.

According to Atlanta City Design 993 Boulevard, S.E., 997 Boulevard, S.E., 1003 Boulevard, S.E., and 1007 Boulevard, S.E. is located within Conservation Area: Urban Neighborhoods. Urban Neighborhoods are described as follows:

“These are small-scale, historic, walkable neighborhoods where growth capacity is limited mostly by our desire to keep them the way they are. They are the traditional intown communities that were built by the expansion of streetcars a century ago, such as Westview, Grant Park, and Brookwood Park. Most have some form of commercial district within walking distance from homes, and many includes small apartment buildings, townhouses, or two and three-family homes. Their inherent walkability, historic charm, and proximity to Downtown make them highly desirable under today’s market pressures, and therefore, threatened by even denser development.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following: 1. The site shall be developed in accordance with the site plan entitled “Boulevard Townhomes” prepared by Brock Hudgins Architects dated July 27, 2020 and stamped received by the Office of Zoning and Development on October 15, 2020. Minor changes to the approved site plan may be authorized by the Director of the Office of Zoning and Development in accordance with Section 16-02.003(7).

2. Landscaping shall be provided at the northeast corner of the property to soften the visual impact of the townhome proposed at the corner of Mead Street and Boulevard.

C I T Y O F A T L A N T A TIM KEANE KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING Commissioner MAYOR 55 Trinity Avenue, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 KEYETTA M. HOLMES, AICP 404-330-6145 – FAX: 404-658-7491 Director www.atlantaga.gov Office of Zoning & Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-54 for 1046 and 1056 Berne Street, S.E.

DATE: December 3, 2020

An Ordinance by Zoning Committee to rezone from R-4/BL (Single Family Residential/Beltline Overlay) to R-4A/BL (Single Family Residential/Beltline Overlay) for property located at 1046 Berne Street and 1056 Berne Street, S.E.

FINDINGS OF FACT:

• Property location. The subject property fronts 109.96 feet on the north side of Berne Street, S.E. beginning at the intersection of the westerly right of way of Hemlock Circle and the northerly right of way of Berne Street. The parcel is in Land Lot 11, 14th District, Fulton County, Georgia within the Ormewood Park neighborhood of NPU-W in Council District 1.

• Property size and physical features. The subject property consists of two lots with irregular rectangle shapes and are approximately 0.579 acres (25,221 square feet) in lot area. The subject property is currently developed with two single family residences fronting on Berne Street. 1046 Berne Street has driveway access from Berne Street and 1056 Berne Street has driveway access from Hemlock Circle. There are several mature trees throughout the site. The topography of the site drops steeply from a highpoint at the front near the intersection of Berne Street and Hemlock Circle to a low point at the northwest rear corner of the site.

• CDP land use map designation: The Future Land Use designation for the subject properties in the 2016 Comprehensive Development Plan (CDP) is Single Family Residential (SFR).

• Current/past use of property: The property is currently developed with two one-story single family dwellings. Staff is not aware of previous uses of the property.

Z-20-54 for 1046 and 1056 Berne Street, S.E. December 3, 2020 Page 2 of 4

• Surrounding zoning/ land use: The surrounding parcels are zoned R-4/BL (Single Family Residential/BeltLine Overlay) with a Single Family Residential (SFR) Future Land Use designation. The surrounding parcels are developed with single family residences.

• Transportation system: Berne Street, S.E. is classified as a collector street and intersects with arterials Boulevard, S.E. to the west and Moreland Avenue, S.E. to the east. Hemlock Circle, S.E. is classified as a local street. Currently, MARTA serves the area via bus route #4 on Moreland Avenue, S.E. A bus stop is located two blocks from the subject property. Sidewalks are in front of 1046 Berne Street but there are no sidewalks on either frontage for 1056 Berne Street.

PROPOSAL: The applicant seeks a rezoning from R-4/BL (Single Family Residential/BeltLine Overlay) to R-4A/BL (Single Family Residential/BeltLine Overlay) to subdivide the subject properties from two lots into three lots.

R-4 District Requirements R-4A District Requirements (Existing) (Proposed) Lot Area (min.): 9,000 sq. ft. 7,500 sq. ft. Lot Frontage (min.): 70 ft. 50 ft. Front Setback (min.): 35 ft. 30 ft. Side Setback (min.): 7 ft. 7 ft. Half-Depth Setback (min.): 17.5 ft 15 ft. Rear Setback (min.): 15 ft. 15 ft. Lot Coverage (max.): 50% 55% Floor Area Ratio (max.): .50 .50

Lot 1 Lot 2 Lot 3 Proposed Lot Area 7,508 sq. ft. 10,247 sq. ft 7,521 sq. ft. Proposed Lot Frontage 49.96 ft. 60.00 ft. 50.00 ft.

CONCLUSIONS: (1) Compatibility with comprehensive development plan (CDP); timing of development: The proposed zoning is consistent with the existing Single Family Residential (SFR) land use designation. Therefore, a Comprehensive Development Plan (CDP) amendment is not required.

(2) Availability of and effect of public facilities and services; referral to other agencies: The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services at the subject location. When the proposed development plans are submitted to other agencies for permit review, compliance with all applicable City codes will be required.

(3) Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: Staff is of the opinion that the request to rezone the subject parcels from R-4 (Single Family Residential) to an R-4A (Single Family Residential) zoning classification is not consistent with the existing development pattern of the surrounding lots. The proposal is to

Z-20-54 for 1046 and 1056 Berne Street, S.E. December 3, 2020 Page 3 of 4

subdivide rear yards of 1046 and 1056 Berne Street to create a new lot fronting Hemlock Circle. This lot pattern would not meet the existing lot depths of adjacent lots on either Berne Street or Hemlock Circle. The existing lot frontages on the block face of the proposed lot #3 fronting Hemlock Circle range from 50 feet wide to 215 feet wide (lot frontages of 75, 75, 50, 100, 55, 100, 50, 50, 50, 75, 215, 150 feet wide) for an average of 81 feet in frontage more consistent with a lot zoned R-4. Seven of the 12 existing lots on the block face meet or exceed R-4 frontage requirements and 12 of the 12 lots on the Hemlock Circle block face meet or exceed the R-4 size requirements. All the lots on the block face across Hemlock Circle from the proposed lot #3 meet or exceed both the frontage and size requirements of the R-4 zoning district. The subject block face on Berne Street contains lot widths ranging from 49.6 feet wide to 97 feet wide. While only one of the existing 11 lots on the Berne Street block face currently meet the R-4 frontage requirements, all 11 meet or exceed the R-4 lot size requirements. The proposed rezoning and subdivision would reduce the lot sizes of the existing lots at 1046 and 1056 Berne in such a way that would be significantly smaller than the other lots on the block face. Staff believes that allowing a rezoning to subdivide the subject property creating lot sizes and frontages that are inconsistent with the platting pattern in the immediate area may have a negative impact on the balance of land uses with regard to public need and the character of the neighborhood.

(4) Effect on character of the neighborhood: Staff finds the proposed rezoning to be incompatible with the character of the surrounding lots and neighborhood. Lots surrounding the subject property are larger than the 50-foot-wide and 7,500 square foot size of R-4A lots and meet the R-4 minimum lot size of 9,000 square feet. Most of the lot widths on the Hemlock Circle block face, where lot #3 is proposed, meet the R-4 lot frontage standard of 70 feet which is 20 feet wider than the R-4A standard of 50 feet. Therefore, Staff is of the opinion that allowing R-4A zoning in an established neighborhood of R-4 lots would not be compatible with the existing lot pattern on the subject block face and will have a negative effect character of the neighborhood.

(5) Suitability of proposed land use: A change in land use is not necessary as the proposed use is compatible with the Single Family Residential land use designation. However, Staff is of the opinion that the proposed request to rezone the property to the R-4A (Single Family Residential) zoning district is not suitable given the current lot pattern and R-4 lots in the surrounding area.

(6) Effect on adjacent property: The development of R-4A (Single Family Residential) zoning in an area platted with R-4 (Single Family Residential) lots will not comply with the vision of the Comprehensive Development Plan. The CDP characterizes the subject property area as a Traditional Neighborhood Existing character area. The CDP policy emphasizes: “Preserving the residential character of Traditional Neighborhoods; Protecting single-family detached residential neighborhoods from encroachment by non-residential uses, incompatibly scaled residential development; and Encouraging new housing development that is compatible with the character of existing neighborhoods.” The 2007 South Moreland Avenue LCI Study locates the subject property in an “Area of No Change” recommended to “be protected and enhanced from a land use and redevelopment standpoint.” The study recommends increased densities be focused along and adjacent to the Moreland Avenue corridor. Staff finds that allowing R-4A zoning on the subject property would be incompatible in scale and character with the existing neighborhood, the existing platting pattern of the immediate surrounding area, subject streets, and subject block faces.

Z-20-54 for 1046 and 1056 Berne Street, S.E. December 3, 2020 Page 4 of 4

(7) Economic use of current zoning: The economic opportunity of the subject property could be increased by the proposed rezoning however it may have a detrimental effect on adjacent properties and the neighborhood.

(8) Compatibility with policies related to tree preservation: The proposed development will need to comply with the requirements of the City of Atlanta’s Tree Ordinance.

(9) Other Considerations: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already-developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change.

According to the Atlanta City Design map, 1046 Berne Street and 1056 Berne Street, S.E. are located within an Urban Neighborhood within a Conservation Area. Urban Neighborhoods are described as follows:

“These are small-scale, historic, walkable neighborhoods where growth capacity is limited mostly by our desire to keep them the way they are the traditional intown communities that were built by the expansion of streetcars a century ago, such as Westview, Grant Park and Brookwood Park. Most have some form of commercial district within walking distance from homes, and many include small apartment buildings, townhouses, or two- and three-family homes. Their inherent walkability, historic charm and proximity to downtown make them highly desirable under today’s market pressures, and therefore, threatened by even denser development.”

STAFF RECOMMENDATION: DENIAL

TIM KEANE C I T Y O F A T L A N T A COMMISSIONER

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-55 for 1190 McDonald Drive, S.E., 1194 McDonald Drive, S.E., and 1200 McDonald Drive, S.E.

DATE: December 3, 2020 An Ordinance by Zoning Committee to rezone from R-4A/BL (Single Family Residential/BeltLine Overlay) to RG-4/BL (Residential General Sector 4 /BeltLine Overlay) for property located at 1190 McDonald Drive, S.E., 1194 McDonald Drive, S.E., and 1200 McDonald Drive, S.E.

FINDINGS OF FACT:

• Property location: The subject property fronts approximately 148.96 feet on the southeast side of McDonald Drive, S.E. beginning at a ½” rebar on the southeasterly right-of-way line of McDonald Drive, said rebar being 100.00 feet northeasterly from the intersection of Milton Avenue. The property is in Land Lot 56, 14th District Fulton County, Georgia in the Chosewood Park neighborhood of NPU-Y in Council District 1.

• Property size and physical features: The subject property has an area of approximately 0.456 Acres (19,847 square feet) with a frontage of approximately 148.96 feet on the southeast side of McDonald Drive, S.E. The site is a combination of three single-family lots, one of the parcels is developed with single-family dwellings and the other two are vacant single-family lots. There are no curb cuts to the site along McDonald Drive and existing topography declines toward the south corner of the property.

• CDP land use map designation: The future land use designation for this property in the 2016 Comprehensive Development Plan is Single Family Residential. The proposed RG- 4/BL (Residential General Sector 4 /BeltLine Overlay) zoning is not compatible with the existing land use. An amendment to the Comprehensive Development Plan is needed to accommodate the proposed. Z-20-55 for 1190 McDonald Drive, S.E., 1194 McDonald Drive, S.E., and 1200 McDonald Drive, S.E. December 3, 2020 Page 2 of 4

• Current/past use of property: The site is a combination of three single-family lots, one of the parcels is developed with single-family dwellings and the other two are vacant single- family lots. Staff is not aware of any other previous uses of the site.

• Surrounding zoning/land uses: The subject property is currently zoned R-4A/BL (Single Family Residential/BeltLine Overlay). Surrounding zoning includes, R-4A/BL (Single Family Residential/BeltLine Overlay) to the north, south and east, and MR-4A-C (Multifamily Residential/BeltLine Overlay) to the west. The surrounding land use designation includes Single Family Residential (SFR) to the north, south and east, and High Density Residential (HDR) to the west of the property.

• Transportation system: The subject property is located on McDonald Drive which is classified as local road. McDonald Drive connects to Milton Avenue, S.E. which is considered a collector road. The closest bus stop is located 0.5 miles from the subject property at the corner of Milton Avenue, S.E. and Hank Aaron Drive, S.W. MARTA provides bus service along Hank Aaron Drive, via bus routes #55 and #49 with connections to Garnett Street Transit Station. There are currently no existing sidewalks along McDonald Drive.

PROPOSAL: The applicant proposes to rezone the subject property from R-4A/BL (Single Family Residential/BeltLine Overlay) to RG-4/BL (Residential General Sector 4 /BeltLine Overlay) for a10-unit townhome development.

Project Specifications: Dwelling Units 10 Net Lot Area: 19,847 sq. ft. (0.456 Acres) Gross land Area: 20,770 sq. ft. (0.477 acres) F.A.R. (Permitted Max): 1.49 (30,947 sq. ft.) F.A.R. (Proposed): 24,460 sq. ft. (1.18) Usable Open Space (required): 0.43 (8,931 sq. ft.) Usable Open Space (proposed): 12,318 sq. ft. (0.59) Parking (Required minimum): 0.73 spaces per dwelling unit Parking (Proposed): 2 spaces per dwelling unit Proposed Building Height: 41feet

CONCLUSIONS:

1) Compatibility with comprehensive development plan (CDP); timing of development: The future land use designation for this property in the 2016 Comprehensive Development Plan is Single Family Residential. The proposed RG-4/BL (Residential General Sector 4 /BeltLine Overlay) zoning is not compatible with the existing land use. An amendment to the Comprehensive Development Plan will be needed to accommodate the proposed rezoning to RG-4/BL (Residential General Sector 4 /BeltLine Overlay). The applicant proposes a CDP amendment to a High Density Residential land use designation. The subject property is surrounded by Single Family Residential land use to north, south, and east with some High Density Residential to the west and across the street on McDonald Drive. The proposed land use amendment would encourage an encroachment of high-density residential into the Z-20-55 for 1190 McDonald Drive, S.E., 1194 McDonald Drive, S.E., and 1200 McDonald Drive, S.E. December 3, 2020 Page 3 of 4

neighborhood’s single-family core. Staff believes that the proposed high-density land use is not compatible with the predominantly existing single-family residential land use.

3) Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: The zoning regulation indicates that this consideration is optional. The applicant has not presented any evidence that they own other land in the area that is suitable for this proposed rezoning. Staff is of the opinion that the proposed rezoning and land use change would have an adverse effect on the balance of land uses. The subject property is currently zoned R-4A (Single Family Residential) and is located at the edge of Chosewood Park Single Family residential core. McDonald Drive is the boundary between the Single Family Residential and High Density Residential land use in the neighborhood. Staff believes the proposed High-Density Residential zoning and land use would negatively affect the balance of land uses with regard to the public need as an encroachment into a well- established single family neighborhood core would have an adverse effect on land uses.

4) Effect on character of the neighborhood: Staff is of the opinion that the proposed rezoning would have an adverse effect on the character of the neighborhood. According to the 2010 Chosewood Park Redevelopment Plan the subject property is located within the Neighborhood Core. The plan defines the Neighborhood Core as “the existing single-family neighborhood core is the center of the community” The plan recommends preservation of the predominately detached single-family character of the existing residential neighborhood core through infill development that “is consistent with the existing fabric of the community both in lot dimensions and building form and character.” The proposed development’s land use is inconsistent with the recommended detached single-family character of the neighborhood core. Additionally, the subject property is located within the Traditional Neighborhood Redevelopment character area of the CDP. Policies for this character area encourage new housing development that is compatible with the character of existing neighborhoods and protection of single-family detached residential neighborhoods from encroachment by non- residential uses and incompatibly scaled residential development. The proposed development is incompatible in scale and form to the existing detached single-family character of the Chosewood Park neighborhood core.

5) Suitability of proposed land use: The proposed rezoning to RG-4/BL (Residential General Sector 4 /BeltLine Overlay) is inconsistent with the existing Single Family Residential land use designation of the 2016 Comprehensive Development Plan. The applicant proposes a land use amendment to High Density Residential. The 2010 Chosewood Park Redevelopment Plan recommends the preservation of the single-family residential land use and character within the neighborhood’s single-family core. The proposed high-density land use is not suitable with the existing predominantly single-family character of the area. Furthermore, the proposed High Density Residential land use is also not compatible with the land use and Z-20-55 for 1190 McDonald Drive, S.E., 1194 McDonald Drive, S.E., and 1200 McDonald Drive, S.E. December 3, 2020 Page 4 of 4

character recommended for the area by both the CDP and Chosewood Park Redevelopment Plan.

6) Effect on adjacent property: Staff is of the opinion that the proposed request to rezone the property would have a negative effect on adjacent properties. The proposed rezoning and land use change would allow a high density infill development in a portion of the neighborhood that is the core of the single family residential area. If allowed, the proposed development has potential to encourage further rezoning and high density encroachments into the neighborhood’s single family residential core.

7) Economic use of current zoning: The current zoning of the subject property has reasonable economic use. The economic opportunity of the subject property may be increased by the proposed rezoning and land use change to high density residential. However, the proposed development is inconstant in scale and character of the neighborhood’s single-family residential core.

8) Compatibility with policies related to tree preservation: The proposed development must comply with the City of Atlanta Tree Ordinance at the time of permitting.

According to Atlanta City Design 1190 McDonald Drive, S.E., 1194 McDonald Drive, S.E., and 1200 McDonald Drive, S.E. is located within Conservation Area: Urban Neighborhoods. Urban Neighborhoods are described as follows:

STAFF RECOMMENDATION: DENIAL

C I T Y O F A T L A N T A TIM KEANE KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING COMMISSIONER MAYOR 55 Trinity Avenue, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP www.atlantaga.gov Director Office of Zoning and Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-58 for The Gulch Sign Overlay District Spring Street Subarea

DATE: December 3, 2020

An Ordinance by Zoning Committee to amend the Atlanta Zoning Ordinance, as amended (Part 16 of the Land Development Code), so as to amend Chapter 28B the “Gulch Sign Overlay District” and create a new Spring Street Subarea; to codify comprehensive signage regulations for the said district subarea; to amend the official zoning map to delineate the boundaries of said district subarea; and for other purposes

FINDINGS OF FACT: Many cities have created districts where enhanced interaction between streets, sidewalks and public spaces are expressed through permissible signs that emphasize the unique character of the buildings in an area where a variety of uses such as shopping, office, and entertainment are envisioned with large facades and a dynamic outlook, present special opportunities to create and define a “district identity.”

PROPOSAL: The proposal is to create the Gulch Sign Overlay District Spring Street Subarea; to codify comprehensive signage regulations for said district; to amend the Official Zoning Map to delineate the boundaries of said district; and for other purposes.

Statement of Intent The intent of the proposed Ordinance is to allow for appropriately scaled signage for the redevelopment area that achieves economic, commercial and design needs, promote downtown Atlanta’s role as a civic and economic center and respect the aesthetic and public safety goals of the Sign Ordinance. The creation of the Gulch Sign Overlay District Spring Street Subarea facilitates the potential generation of additional employment opportunities and tax revenue for the City by way of making the downtown area a more attractive location for major entertainment events.

Z-20-58 Gulch Sign Overlay District Spring Street Subarea December 3, 2020 Page 2 of 5

District Boundaries The boundaries of the Gulch Sign Overlay District Spring Street Subarea shall be based on the attached map. Several north, south, east and west streets form the district boundaries including Centennial Olympic Park Drive, Spring Street, Ted Turner Drive and Peters Street, area within the boundaries of NPU M. The Spring Street Subarea Map is “Exhibit A”.

General Regulations The regulations contained within Exhibit B shall be overlaid upon and shall be imposed in addition to the sign regulations already applicable to parcels within its boundaries. Except where it is otherwise explicitly provided, whenever the following overlay regulations are at variance with said existing underlying Spring Street Subarea Sign Overlay District regulations, the regulations of this section shall control.

Part of the proposed ordinance includes the adoption of The Sign Plan, which operates to carry out the economic development purpose associated with the proposed ordinance. There are eight evaluative criteria associated with The Sign Plan. The criterion The Sign Plan will address through subsequent applications are as follows: • Type • Maximum Number Permitted • General Location • Maximum & Minimum Height of Sign Structure • Maximum Sign Area (in square feet) per sign • Illumination • Changing sign (Y/N) • Temporal Duration Limitation

Permitted Principal Uses and Structures The proposed regulations are intended to supplement and overlay upon the existing zoning and sign regulations already in place for parcels within the boundaries of the District. The proposed regulations shall have no effect upon the entitlement given by other applicable parts of the zoning and sign ordinances as they exist. Furthermore, the regulations set forth in the proposed ordinance shall continue to apply when the existing underlying zoning is changed unless a specific condition associated with a specific parcel requires otherwise.

Lot Controls and Building Heights The sign regulations will build on the work begun by the creation of the custom zoning regulations for the Downtown Special Public Interest District and other underlying zoning classifications within the subarea. These sign regulations do not alter existing sign entitlements but rather allow for supplemental signage to promote the common goal of developing an identity for downtown Atlanta as an “Gulch Sign Overlay District Spring Street Subarea.”

Land Use All buildings, structures, or sites within the subarea of the District shall be subject to the existing zoning, land use and sign regulations already applicable to parcels within the boundaries.

Z-20-58 Gulch Sign Overlay District Spring Street Subarea December 3, 2020 Page 3 of 5

CONCLUSIONS:

Compatibility with Comprehensive Development Plan (CDP); timing of development: Staff finds that there are no known public projects or programs with which the timing of the designation of the Gulch Sign Overlay District Spring Street Subarea would conflict. In fact, the proposal compliments the City of Atlanta’s Comprehensive Development Plan by focusing on place making. The overlay District can help to develop a sense of place, unified look and feel for the downtown area.

Availability of and effect on public facilities and services: referrals to other agencies: The designation of the Gulch Sign Overlay District Spring Street Subarea should have no effect on public facilities or services.

Availability of other appropriate land zoned for proposed use: effect on balance of land uses with regard to the public need: The Gulch Sign Overlay District Spring Street Subarea represents a specific area. No other land is subject to the specific regulations or is considered for inclusion in the Gulch Sign Overlay District Spring Street Subarea. The Staff finds that the designation of the Gulch Sign Overlay District Spring Street Subarea is not expected to impact other land uses.

Effect on character of the neighborhood: The designation of the Gulch Sign Overlay District Spring Street Subarea and subsequent regulations would promote a more vibrant and distinctive look and feel for the downtown area. The configuration of the numerous proposed uses within the property has many of the characteristics of a shopping, office, and entertainment center but also presents signage demands that are unique in the City due to the variety of uses proposed. The property's presentation of multiple facades on different major thoroughfares, the property's location in downtown Atlanta as the civic and economic center of the metropolitan region, and the property's proximity to downtown's major activity centers, such as Centennial Olympic Park, Georgia State University, the Atlanta University Center Consortium, Mercedes-Benz Stadium, State Farm Arena, Castleberry Hill Historic District and the Georgia World Congress Center. The proposed sign regulations will create appropriately designed and scaled signage for the project and tenants that protects the aesthetic considerations attendant to a large-scale transit- oriented development that addresses the project's unique economic demands, financial requirements and signage needs while avoiding undue distractions to motorists, pedestrians and surrounding residents. Furthermore, it will protect the public interest and balance commercial and economic initiatives with the need to keep downtown aesthetically pleasing, safe for pedestrians and all modes of vehicular traffic and respectful of the interests of residents as well as businesses.

Suitability of proposed land use: The original proposed boundaries of the District optimize the most suitable land area for additional signage allowed in this proposal. Most of the area within the proposed district boundaries is zoned for the Downtown Special Interest District or SPI-1. SPI-1 has a future Land Use designation of High Density Commercial, Mixed Use and Industrial. It will further the policy of the Comprehensive Development Plan to emphasize placemaking strategies for Downtown that aim to enliven the public spaces with human activity and vibrancy; improve the aesthetics of street and built environments; and promote pedestrian activity and safety by ensuring and revitalizing pedestrian-oriented buildings and street fronting areas which create a sense of activity and liveliness along their sidewalk-level facades.

Z-20-58 Gulch Sign Overlay District Spring Street Subarea December 3, 2020 Page 4 of 5

Effect on adjacent property: The Gulch Overlay District Spring Street Subarea is intended to have a stabilizing effect on the land uses and properties within the district. The proposal further promotes the potential to revitalize pedestrian-oriented buildings and create a sense of activity and liveliness along streetscapes. Staff does not anticipate that properties adjacent to these boundaries would be negatively impacted because the boundaries of the district are clearly defined.

Economic use of current zoning: The proposed sign regulations will effectively balance legitimate business needs with a safe, entertaining and aesthetically attractive environment for residents, workers, and visitors to the City by providing fair and reasonable opportunities for the identification of all businesses and to provide for the identification of the availability of all products, goods or services so as to promote the economic vitality of businesses which serve the City but which do not interfere with the goals of aesthetics and traffic safety. Staff does not anticipate that the approval of the Gulch Sign Overlay District Spring Street Subarea will have any negative economic impacts on the economic use of the land. In fact, the creation of the regulations can expand the economic base of the City, by providing additional employment opportunities and additional revenues to the City and the region by making the District more attractive in ways that can increase tourism and attract conventions.

Compatibility with policies related to tree preservation: Staff finds that designation of the Gulch Sign Overlay District will have no impact on policies related to tree preservation.

STAFF RECOMMENDATION: APPROVAL

Z-20-58 Gulch Sign Overlay District Spring Street Subarea December 3, 2020 Page 5 of 5

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-60 for 352 Irwin Street, N.E.

DATE: December 3, 2020

An Ordinance by Zoning Committee to rezone from R-5/HC20C SA5 (Two Family Residential/Martin Luther King, Jr. Historic District Subarea 5) to RG-4/HC20C SA5 (Residential General Sector 4/ Martin Luther King, Jr. Historic District Subarea 5) for property located at 352 Irwin Street, N.E.

The applicant has requested a 30-day deferral. Staff is supportive of the request. STAFF RECOMMENDATION: 30 DAY DEFERRAL – JANUARY 2021

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-61 for 927 Wylie Street, S.E., 74 Flat Shoals Avenue, S.E., 84 Flat Shoals Avenue, S.E., 88 Flat Shoals Avenue, S.E., 92 Flat Shoals Avenue, S.E., 95 Flat Shoals Avenue, S.E., 103 Flat Shoals Avenue, S.E., 105 Flat Shoals Avenue, S.E., 930 Kirkwood Avenue, S.E., 933 Kirkwood Avenue, S.E., 934 Kirkwood Avenue, S.E., 943 Kirkwood Avenue, S.E., 946 Kirkwood Avenue, S.E., 948 Kirkwood Avenue, S.E., 949 Kirkwood Avenue, S.E., 953 Kirkwood Avenue, S.E., 107 Gibson Street, S.E., 111 Gibson Street, S.E., 117 Gibson Street, S.E., 121 Gibson Street, S.E., 145 Gibson Street, S.E., 151 Gibson Street, S.E., 157 Gibson Street, S.E., 146 Holtzclaw Avenue, S.E, 941 Manigault Street, S.E., 945 Manigault Street, S.E., 949 Manigault Street, S.E., and 951 Manigault Street, S.E.

DATE: December 3, 2020

An Ordinance by Zoning Committee to rezone from I-2/BL (Heavy Industrial/BeltLine Overlay) and R-5/BL (Two Family Residential/BeltLine Overlay) to PDMU/BL (Planned Development Mixed Use/BeltLine Overlay) for property located at 927 Wylie Street, S.E., 74 Flat Shoals Avenue, S.E., 84 Flat Shoals Avenue, S.E., 88 Flat Shoals Avenue, S.E., 92 Flat Shoals Avenue, S.E., 95 Flat Shoals Avenue, S.E., 103 Flat Shoals Avenue, S.E., 105 Flat Shoals Avenue, S.E., 930 Kirkwood Avenue, S.E., 933 Kirkwood Avenue, S.E., 934 Kirkwood Avenue, S.E., 943 Kirkwood Avenue, S.E., 946 Kirkwood Avenue, S.E., 948 Kirkwood Avenue, S.E., 949 Kirkwood Avenue, S.E., 953 Kirkwood Avenue, S.E., 107 Gibson Street, S.E., 111 Gibson Street, S.E., 117 Gibson Street, S.E., 121 Gibson Street, S.E., 145 Gibson Street, S.E., 151 Gibson Street, S.E., 157 Gibson Street, S.E., 146 Holtzclaw Avenue, S.E, 941 Manigault Street, S.E., 945 Manigault Street, S.E., 949 Manigault Street, S.E., and 951 Manigault Street, S.E.

FINDINGS OF FACT:

• Property location: The subject property fronts 44 feet on the south side of Wylie Street, S.E. beginning at a #4 rebar set at the intersection of the southerly right-of-way line of Wylie Street and the southwesterly right-of-way line of Flat Shoals Avenue, said #4 rebar having Georgia State Plane Coordinates (NAD83, Georgia West Zone) of Northing -1365036.16 and Easting - 2238795.76 which is the true point of beginning. The property is located within Land Lot 13, 14th Z-20-61 for 930 Kirkwood Ave S.E., 74 Flat Shoals Avenue, S.E., 84 Flat Shoals Avenue, S.E., 88 Flat Shoals Avenue, S.E., 92 Flat Shoals Avenue, S.E., 95 Flat Shoals Avenue, S.E., 103 Flat Shoals Avenue, S.E., 105 Flat Shoals Avenue, S.E., 930 Kirkwood Avenue, S.E., 933 Kirkwood Avenue, S.E., 934 Kirkwood Avenue, S.E., 943 Kirkwood Avenue, S.E., 946 Kirkwood Avenue, S.E., 948 Kirkwood Avenue, S.E., 949 Kirkwood Avenue, S.E., 953 Kirkwood Avenue, S.E., 107 Gibson Street, S.E., 111 Gibson Street, S.E., 117 Gibson Street, S.E., 121 Gibson Street, S.E., 145 Gibson Street, S.E., 151 Gibson Street, S.E., 157 Gibson Street, S.E., 146 Holtzclaw Avenue, S.E, 941 Manigault Street, S.E., 945 Manigault Street, S.E., 949 Manigault Street, S.E., and 951 Manigault Street, S.E. December 3, 2020 Page 2 of 6

District Fulton County, Georgia within the Reynoldstown neighborhood of NPU-N in Council District 5.

• Property size and physical features: The subject site is an assemblage of 3 tracts of land with a total area of approximately 6.46 acres (281,398 square feet) and 44 feet of frontage on Wylie Street, S.E. The first and largest of the three tracts has an area of approximately 3.924 acres and is developed with one-story metal and concrete industrial building. This tract has 195 feet of frontage on along Flat Shoals Avenue, 44 feet of frontage on Wylie Street, and 226 feet of frontage along the Atlanta Beltline. The second tract is an undeveloped 1.086-acre assemblage of four parcels with frontage of Flat Shoals Avenue. This tract is currently used as storage for industrial materials. The third tract has an area of approximately 1.454 acres. Majority of the parcels in this tract are vacant and undeveloped except for three that are developed with a one-story wood frame building and a small cinder block building. Topography varies all throughout the site. Access to the property is currently provided via Flat Shoals Avenue, Kirkwood Avenue, Holtzclaw Street, and Mauldin Street.

• CDP land use map designation: The 2016 Comprehensive Development Plan future land use designations for this site include industrial and single family residential. The current land use designation is not compatible with the proposed PD-MU (Planned Development Mixed Use) zoning. The applicant is requesting to change the land use designation from the existing industrial (I) and single family residential (SFR) to mixed-use medium-density (MU-MD. A Comprehensive Development Plan amendment is required.

• Current/past use of property: The subject site has in the past and currently been used to house the steel mill warehouse, offices, and storage operations for the Stein Steel and Supply company. Staff is unaware of any other previous uses on the site.

• Surrounding zoning/land uses: Surrounding zoning includes I-2 (Heavy Industrial) and R-5 (Two Family Residential) to the north and west, R-5 (Two Family Residential) and RG-3 (Residential General Sector-3)to east, and MR-4A (Multifamily Residential) and R-5 (Two Family Residential) to the south of the site. According to the 2016 Comprehensive Development Plan (CDP) surrounding future land uses include industrial (I) and single-family (SFR) to the north, transportation/communications/utilities (TCU) to the west, single family residential (SFR) and low density residential (LDR) to the south, single family residential (SFR) and medium density residential (MDR) to the east of the site.

• Transportation: The subject site has frontage along Flat Shoals Avenue, Kirkwood Avenue, and Gibson Street which are all classified as a local street. Kirkwood Avenue connects to Flat Shoals Avenue and Gibson Street which both connect to Memorial Drive which is classifieds as an arterial street. Kirkwood Avenue also connect to Moreland Avenue which is also classified as an arterial street. Additionally, the site also has frontage along the Atlanta Beltline walking and biking trail. Currently, MARTA serves the area via bus route #21 along Memorial Drive and bus Z-20-61 for 930 Kirkwood Ave S.E., 74 Flat Shoals Avenue, S.E., 84 Flat Shoals Avenue, S.E., 88 Flat Shoals Avenue, S.E., 92 Flat Shoals Avenue, S.E., 95 Flat Shoals Avenue, S.E., 103 Flat Shoals Avenue, S.E., 105 Flat Shoals Avenue, S.E., 930 Kirkwood Avenue, S.E., 933 Kirkwood Avenue, S.E., 934 Kirkwood Avenue, S.E., 943 Kirkwood Avenue, S.E., 946 Kirkwood Avenue, S.E., 948 Kirkwood Avenue, S.E., 949 Kirkwood Avenue, S.E., 953 Kirkwood Avenue, S.E., 107 Gibson Street, S.E., 111 Gibson Street, S.E., 117 Gibson Street, S.E., 121 Gibson Street, S.E., 145 Gibson Street, S.E., 151 Gibson Street, S.E., 157 Gibson Street, S.E., 146 Holtzclaw Avenue, S.E, 941 Manigault Street, S.E., 945 Manigault Street, S.E., 949 Manigault Street, S.E., and 951 Manigault Street, S.E. December 3, 2020 Page 3 of 6

route #4 along Moreland Avenue. There several MARTA bus stops located within a number of blocks from the subject site.

PROPOSAL:

The applicant proposes to rezone the site from I-2/BL (Heavy Industrial/BeltLine Overlay) and R- 5/BL (Two Family Residential/BeltLine Overlay) to PDMU/BL (Planned Development Mixed Use/BeltLine Overlay) for the development of a mixed-use medium density project. Proposed land uses include retail/restaurant, and a variety residential types including townhomes and condos. The applicant proposes a transition in densities from 5-9 stories along the Atlanta BeltLine and 1-4 stories toward low density residential area.

Project Specifications: Net Lot Area: 281,398 sq. ft. (6.46 acres) Gross land Area: 327,843 sq. ft. (7.53 acres)

Proposed Land Use and Density Retail/Restaurant: 7,500 sq. ft Residential: 20 ft x 35 ft Townhomes 16-units (28,848 sq. ft.) 40 ft x 42 ft Quadplex (4 units/building) 40-units (43,956 sq. ft.) 40 ft x 42 ft Condos (4 units/building) 12-units (14,148 sq. ft.) 40 ft x 45 ft Quadplex (4 units/building) 116-units (129,398 sq. ft.) Boutique Condos 80-units (89,707 sq. ft.) Total Residential FAR: 1.11 of NLA (314,557 sq. ft.) Usable Open Space: 0.41 of NLA (115,373 sq. ft.) On-Site 111,265 sq. ft. R/W Landscaping 11,164 sq. ft. Balconies 25,458 sq. ft. Maximum Building Height: 78 feet Parking (minimum required): 0.81/unit (214 spaces) Parking (proposed): 408 spaces New Street Parallel: 22 spaces Onsite Guest: 7 spaces Resident: 278 spaces Condo Dec: 111 spaces Bicycle Parking (minimum required): 29 spaces Bicycle Parking (proposed): 80 spaces Retail: 28 spaces Residential/ Street ROW: 52 spaces

Z-20-61 for 930 Kirkwood Ave S.E., 74 Flat Shoals Avenue, S.E., 84 Flat Shoals Avenue, S.E., 88 Flat Shoals Avenue, S.E., 92 Flat Shoals Avenue, S.E., 95 Flat Shoals Avenue, S.E., 103 Flat Shoals Avenue, S.E., 105 Flat Shoals Avenue, S.E., 930 Kirkwood Avenue, S.E., 933 Kirkwood Avenue, S.E., 934 Kirkwood Avenue, S.E., 943 Kirkwood Avenue, S.E., 946 Kirkwood Avenue, S.E., 948 Kirkwood Avenue, S.E., 949 Kirkwood Avenue, S.E., 953 Kirkwood Avenue, S.E., 107 Gibson Street, S.E., 111 Gibson Street, S.E., 117 Gibson Street, S.E., 121 Gibson Street, S.E., 145 Gibson Street, S.E., 151 Gibson Street, S.E., 157 Gibson Street, S.E., 146 Holtzclaw Avenue, S.E, 941 Manigault Street, S.E., 945 Manigault Street, S.E., 949 Manigault Street, S.E., and 951 Manigault Street, S.E. December 3, 2020 Page 4 of 6

CONCLUSIONS:

1. Compatibility with Comprehensive Development Plan (CDP): The 2016 Comprehensive Development Plan future land use designations for this site include Industrial and Single Family Residential. The current land use designation is not compatible with the proposed PD-MU (Planned Development Mixed Use) zoning district. The applicant is requesting to change the land use designation from the existing Industrial (I) and Single Family Residential (SFR) to Mixed Use Medium Density (MU-MD). A Comprehensive Development Plan amendment is required.

2. Availability of and effect on public facilities and services; referrals to other agencies: The location of the site and current use of surrounding properties indicates there are public facilities and services available to the subject property. There has been no indication from review agencies and/or departments that there would not be adequate public facilities and services to the subject site. Compliance with all applicable City codes will be required when proposed development plans are submitted to other agencies for permit review.

3. Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: The zoning regulation indicates that this consideration is optional. The applicant has not presented any evidence that they own other land in the area that is suitable for this development. Staff believes the proposed rezoning would not have an adverse effect on the environment or create an imbalance of land uses. The Atlanta Beltline Subarea 4 Master Plan recommends the following land use designations for the subject site: Mixed Use (1- 4 stories and 5-9 stories), Residential (1-4 stories) and Open Space. The proposed development includes residential, retail/restaurant, and open space land uses that create a balance of land uses throughout the site and surrounding area.

4. Effect on character of the neighborhood: The proposal to rezone to PD-MU with a Medium- Density Mixed-Use land use would have a positive effect on the surrounding neighborhood by allowing a development that is consistent with adopted area plans. The subject property is located within the Redevelopment Corridor Character Area of the 2016 Comprehensive Development Plan (CDP), which encourages Medium Density Mixed Used Residential/Commercial as one of the primary land uses. One of the policies for the Redevelopment Corridor Character Area is to “promote and encourage the redevelopment of vacant, underutilized and auto-oriented development.” Another policy is to “promote and encourage a mix of uses (residential, retail and office use) and developments with a pedestrian oriented urban form.” The proposed mixed-use development would redevelop an underutilized industrially zoned site while promoting a desired pedestrian oriented urban form throughout the site. Additionally, the Atlanta BeltLine Subarea 4 Master Plan recommends the following land uses for the subject site: Mixed Use (1-4 stories and 5-9 stories), Residential (1-4 stories) and Open Space. Staff is of the opinion that the proposed rezoning will have a positive effect on the character of the neighborhood by allowing a medium density mixed-use development with a pedestrian oriented urban form that is consistent the polices and recommendations of area plans.

5. Suitability of proposed land use: The current land use at the site is industrial, which is not consistent with the polices and recommendations of adopted area plans. Staff finds that the proposed medium-density mixed-use land use is consistent with the polices and recommended land uses within the Redevelopment Corridor Character Area of the 2016 Comprehensive Development Plan (CDP) and the Atlanta Beltline Master Plan Subarea 4. Staff is of the opinion the proposed land use is suitable.

6. Effect on adjacent property: Staff is of the opinion that a rezoning to PD-MU (Planned Development Mixed Use) would have a positive effect on the adjacent properties and would be compatible with both adopted area plans and existing developments like the Atlanta Beltline corridor. The proposed development would improve the area by replace underutilized industrially zoned property with 264 medium density residential units, 7,500 square feet of retail/restaurant space with frontage on the Beltline, and pedestrian oriented streetscapes that facilitate better neighborhood connection to the Beltline.

7. Economic use of current zoning: Staff finds that the current I-2 (Heavy Industrial) and R-5 (Two Family Residential) zoning has limited economic use considering the site’s location along the BeltLine trail. A rezoning to PD-MU (Planned Development Mixed Use) would allow a more effective economic use of the subject site and surrounding neighborhood, by allowing a development that consists of recommended land uses with connection to the Atlanta BeltLine.

8. Compatibility with policies related to tree preservation: The proposed development will need to comply with the requirements of the City of Atlanta’s Tree Ordinance at time of permitting.

According to the Atlanta City Design map, 930 Kirkwood Ave S.E. is located in a Corridor Neighborhood within a Growth Area. Growth Area Corridors are described as follows:

“These are the connecting tissues of the city; the major streets that flow out of the core in every direction. They stitch Old and New Atlanta together and most of them are commercially developed. Streets like Hollowell, Peachtree, and Jonesboro wind along the contours of the city while streets like Metropolitan, Memorial and Northside slice straight lines across hills and valleys. In either case, we find commercial sites, civic buildings, and anchor institutions along the way. With better design, these corridors can become main streets for every community, accommodating a reasonable amount of growth that will spur commercial vitality and vibrant public life out beyond the core of the city.” Z-20-61 for 930 Kirkwood Ave S.E., 74 Flat Shoals Avenue, S.E., 84 Flat Shoals Avenue, S.E., 88 Flat Shoals Avenue, S.E., 92 Flat Shoals Avenue, S.E., 95 Flat Shoals Avenue, S.E., 103 Flat Shoals Avenue, S.E., 105 Flat Shoals Avenue, S.E., 930 Kirkwood Avenue, S.E., 933 Kirkwood Avenue, S.E., 934 Kirkwood Avenue, S.E., 943 Kirkwood Avenue, S.E., 946 Kirkwood Avenue, S.E., 948 Kirkwood Avenue, S.E., 949 Kirkwood Avenue, S.E., 953 Kirkwood Avenue, S.E., 107 Gibson Street, S.E., 111 Gibson Street, S.E., 117 Gibson Street, S.E., 121 Gibson Street, S.E., 145 Gibson Street, S.E., 151 Gibson Street, S.E., 157 Gibson Street, S.E., 146 Holtzclaw Avenue, S.E, 941 Manigault Street, S.E., 945 Manigault Street, S.E., 949 Manigault Street, S.E., and 951 Manigault Street, S.E. December 3, 2020 Page 6 of 6

The following findings are in accordance with Section 16-19.005(5) of the Zoning Ordinance of the City of Atlanta for Planned Development Districts: a) The suitability of the tract for the general type of PD zoning proposed. Staff is of the opinion that the tract is suitable and appropriate for a PD-MU zoning district. b) The relationship to major roads and mass transit facilities, utilities and other facilities and services. The subject site has frontage along Flat Shoals Avenue, Kirkwood Avenue, and Gibson Street which are all classified as local streets. Kirkwood Avenue connects to Flat Shoals Avenue and Gibson Street which both connect to Memorial Drive which is classified as an arterial street. Kirkwood Avenue also connects to Moreland Avenue which is also classified as an arterial street. Additionally, the site also has frontage along the Atlanta BeltLine walking and biking trail. Currently, MARTA serves the area via bus route #21 along Memorial Drive and bus route #4 along Moreland Avenue. There are several MARTA bus stops located within a few blocks of the subject site. c) The evidence of unified control. The site plan submitted by the applicant identifies several elements of unified control in the future development. The parcel is currently 6.46 acres and will varying housing types including stacked flats, attached townhomes and midrise buildings shown on the site plan, should the rezoning be approved. As these lots will be single family and multifamily residential, the future residents will be responsible for the maintenance of their property. d) The suitability of proposed plans. The site plan dated October 20, 2020 and stamped received by the Office of Zoning and Development on October 28, 2020 is considered to be suitable for the proposed PD-MU development. e) Specific modifications. The site plan submitted by the applicant seeks a Medium Density Mixed- Use development with 7,500 square feet of retail/restaurant use, and 314,557 square feet of residential use. Plans show a variety of residential types including townhomes and condos with a transition in densities from 5-9 stories along the Atlanta Beltline to 1-4 stories toward the low density residential neighborhood. f) The suitability of a maintenance program. The applicant has provided no information related to a maintenance program. Staff finds that the site plan identifies facilities and improvements proposed for common use noting the improvements to the existing park. Staff will require that the development be governed by private covenants to provide for ownership/maintenance of the common areas.

STAFF RECOMMENDATION: APPROVAL conditioned upon the following: 1. That properties located on the east side of Flat Shoals Avenue shall have a maximum height of 35 feet.

C I T Y O F A T L A N T A

KEISHA LANCE BOTTOMS DEPARTMENT OF CITY PLANNING TIM KEANE COMMISSIONER MAYOR 55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308

404-330-6145 – FAX: 404-658-7491 KEYETTA M. HOLMES, AICP www.atlantaga.gov Director Office of Zoning and Development

MEMORANDUM

TO: Zoning Review Board

FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH

SUBJECT: Z-20-62 for 359 Whitehall Street, S.W.

DATE: December 3, 2020 An Ordinance by Zoning Committee to rezone from I-1 (Light Industrial) to SPI-1 SA1 (Downtown Special Public Interest District Subarea 1) for property located at 359 Whitehall Street, S.W., 375 Whitehall Street, S.W., 385 Whitehall Street, S.W. and 0 Whitehall Street, S.W. (14 00850003026)

FINDINGS OF FACT:

• Property location: The subject property fronts 502.54 feet on the north side of Whitehall Street, S.W. beginning at a hole located on the northwesterly right-of-way of Whitehall Street at the point said right-of-way intersects the southwesterly side of Dewald Alley. The property is located in Land Lot 85 of the 14th District, Fulton County, Georgia within the Castleberry Hills neighborhood of NPU-M, Council District 4.

• Property size and physical features: The subject properties are approximately 3.2 (139,431 square feet) acres. An unimproved alley runs from north to south between 359 Whitehall Street and 375 Whitehall Street. The property at 359 Whitehall Street appears to be unimproved but is utilized for truck parking. The property at 375 Whitehall Street is improved with a one-story industrial building. The northern boundary of the parcels is abutted by Norfolk Southern railroad tracks. Vehicular access is currently provided via multiple curb cuts along Whitehall Street. The topography appears to rise gradually from the frontage along Whitehall Street towards the railroad right of way in the rear of the properties.

• CDP land use map designation: The current land use designation is Mixed Use (MU) within the 2016 Comprehensive Development Plan.

• Current/past use of property: The parcels have historically been occupied by a food supply facility. Staff is not aware of any other prior uses of the site.

Z-20-62 for 359 Whitehall Street, S.W. December 3, 2020 Page 2 of 4

• Surrounding zoning/land uses: Parcels to the south are zoned I-1 (Light Industrial). Parcels to the west are zoned MRC-3 (Mixed Residential Commercial – Sector 3) and parcels to the east are zoned SPI-1 SA 1 (Downtown Special Public Interest District – Subarea 1). To the north, the property is developed with railroad right of way. All of these properties have Mixed Use (MU) land use classifications and are developed with industrial and institutional uses.

• Transportation system: The subject property is located along Whitehall Street which is classified as an arterial street. Sidewalks are provided along both sides of the corridor. MARTA bus route #40 services the area.

PROPOSAL: The applicant requests to rezone from I-1 (Light Industrial) to SPI-1 SA1 (Downtown Special Public Interest District – Subarea 1).

Development Specifications: No development plans at this time. The rezoning will facilitate the eventual sale of the property. Any development will be subject to approval by a Special Administrative Permit.

CONCLUSIONS:

(1) Compatibility with comprehensive development plan (CDP); timing of development: The Comprehensive Development Plan (CDP) designates the properties as Mixed Use (MU) within the 2016 Comprehensive Development Plan. Therefore, the proposed rezoning does not require a CDP amendment as it is consistent with the current land use designation.

(2) Availability of and effect of public facilities and services; referral to other agencies: Fulton County Board of Health will require that the owner/developer connect the proposed development to public water and public sanitary sewer which are available to the site. The Fulton County Department of Health and Wellness requires submittal of plans for review and approval and must obtain permits for the outside refuse containers, and the pad and approach area for the refuse containers. Currently, there are no plans to redevelop the site. The purpose of the rezoning is to facilitate the potential sale and redevelopment of the properties. Any subsequent redevelopment would have to demonstrate compliance with the proposed zoning district as well as the other governmental agencies within the County.

(3) Availability of other land suitable for proposed use; environmental effect on balance of land uses: The zoning regulations indicate that this consideration is optional. The applicant has not presented any evidence that they own other land in the area that is suitable for this proposed rezoning. The parcels immediately adjacent to the east are zoned SPI-1 SA1 (Downtown Special Public Interest District Subarea 1), which is the western-most boundary of the District. Thus, the proposed rezoning would serve to complement zoning currently found in the area.

(4) Effect on character of the neighborhood: The proposal to rezone to SPI-1 SA1 (Downtown Special Public Interest District Subarea 1) would have a positive effect on the neighborhood. Although there are currently no plans to redevelop the site, the SPI-1 SA 1

Z-20-62 for 359 Whitehall Street, S.W. December 3, 2020 Page 3 of 4

regulations would stipulate an elevated aesthetic and design be demonstrated in any future development. The District seeks to encourage a compatible mixture of residential, commercial, entertainment, cultural and recreational uses and improve aesthetics of street and built environments. Thus, the proposed rezoning and any subsequent development should promote desirable living conditions and sustained stability.

(5) Suitability of proposed land use: Although there are no development plans proposed with the application, the proposed zoning district permits uses consistent with the Downtown Core subarea. Thus, Staff finds that the uses permitted in SPI-1 SA 1 are suitable.

(6) Effect on adjacent property: Staff is of the opinion that the rezoning of the subject property to the SPI-1 SA1 (Downtown Special Public Interest District Subarea 1) zoning designation would not have a negative impact on the adjacent properties. Immediately east of the subject property, similar SPI-1 SA 1 zoning can be found. To the west, parcels that were once industrially-zoned are now MRC-3 (Mixed Residential Commercial). Thus, the proposed rezoning would complement other quality of life districts that can be found on immediately adjacent parcels.

(7) Economic use of current zoning: While the current zoning conditions allow for the economic use of the land, a change to the SPI-1 SA1 (Downtown Special Public Interest District Subarea 1) classification would complement the zoning found in the area. The current use of the parcels is for a food supply facility, however, the current owner is planning to relocate the operations. Thus although there may be economic use, it does not appear that the current owner intends to continue the industrial uses on the properties.

(8) Compatibility with policies related to tree preservation: The proposed development will need to comply with the requirements of the City of Atlanta’s Tree Ordinance.

(9) Other considerations: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature. It focuses future growth into already-developed areas called Growth Areas, which are further categorized as Core, Corridors, and Clusters. Outside the Growth Areas are the Conservation Areas, which include Urban Neighborhoods, Suburban Neighborhoods, Rural Neighborhoods and Production Areas. Conservation Areas are the natural parts of the city that are less suited for growth and that should be protected from radical change.

According to Atlanta City Design 359 Whitehall Street, S.W., 375 Whitehall Street, S.W., 385 Whitehall Street, S.W. and 0 Whitehall Street, S.W. (14 00850003026) is located within Growth Areas: Core. Core areas are described as follows:

“This is the center of Old Atlanta. It includes the city’s densest, most traditional, adaptable and walkable districts. It has an easy capacity for growth, the best transit network and may of the top historic, cultural and academic assets in the region. It covers Downtown, Midtown, and a larger surrounding territory made primarily of commercial and industrial property. It also incudes emerging districts like West Midtown, South

Z-20-62 for 359 Whitehall Street, S.W. December 3, 2020 Page 4 of 4

Downtown, West End and Castleberry, where better design can solve shortcomings that today limit the capacity for growth.”

STAFF RECOMMENDATION: APPROVAL