C I T Y O F a T L a N

Home , Chosewood Park, Land lot, Old Fourth Ward, The Gulch (Atlanta)

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-20-52 for 21 Daniel Street, S.E.

DATE: November 5, 2020

An Ordinance by Zoning Committee to rezone from C-2-C/BL (Commercial Service District Conditional/BeltLine Overlay) to MR-4A/BL (Multifamily Residential/BeltLine Overlay) for property located at 21 Daniel Street, S.E.

FINDINGS OF FACT:

• Property location: The subject property fronts 19.5 feet on the west side of Daniel Street, S.E. and begins on the west side of Daniel Street at a point 252.9 feet northwesterly from the northwest corner of Daniel Street and Gartrell Street. The site is located in Land Lot 45, 14th District Fulton County, Georgia within the Old Fourth Ward neighborhood of NPU-M, Council District 2.

• Property size and physical features: The subject property is an irregular shaped lot with approximately 0.046 acres (1,874 square feet) in lot area. The property is currently developed with a two-story single-family dwelling. There is one tree, and a few shrubs located in the front yard of the property. Topography on the site is fairly level. There is no driveway access to the property.

CDP land use map designation: The Future Land Use designation for this property in the 2016 Comprehensive Development Plan is Low Density Residential (LDR). The current land use designation is not compatible with the proposed MR-4A (Multifamily Residential) zoning district. The applicant is requesting to change the land use designation from the existing Low Density Residential (LDR) to a High-Density Residential (HDR).

• Current/past use of property: The property is currently developed with a two-story single-family dwelling that the applicant proposes to expand with an attached two-story rental unit addition. Staff is unaware of any other previous uses.

Z-20-52 for 21 Daniel Street S.E. November 5, 2020 Page 2 of 4

• Surrounding zoning/land uses: Surrounding zoning includes C-2-C (Commercial Service District Conditional) to the west and south, HC-20C SA-4 (Martin Luther King, Jr. Landmark District Subarea 4) to the north, and RG-3 (Residential General Sector 3) to the east of the subject property. All surrounding properties are within the Beltline Overlay District. Surrounding land uses include Low Density Residential to the north, Medium Density Residential to the west, Mixed-Use to the east, and Low-Density Commercial to the south.

• Transportation system: The subject property is located on Daniel Street which is a local road that connects to Decatur Street which is classified as an arterial road. The closest form of public transportation to the subject property is the Atlanta Streetcar and the nearest streetcar stop is located at Edgewood Avenue and Hilliard Street/Avenue approximately 0.3 miles from the subject property. The nearest transit station is the Peachtree Center Transit Station which is 1.3 miles from the subject property.

PROPOSAL The applicant has proposed to rezone the subject property from C-2-C/BL (Commercial Service District Conditional/BeltLine Overlay) to MR-4A/BL (Multifamily Residential/BeltLine Overlay) for a 1,200 square foot two-story rental unit addition to an existing 1,550 square foot two-story single-family dwelling.

Development Specifications: Net Lot Area: 1,874 Square Feet (0.046 acres)

Total proposed units: 2 units (2,750 sq. ft.) Building Height (Proposed): 2-Stories Total F.A.R. (Permitted): 1.49 (2,792) Residential F.A.R. (Proposed): 1.46 (2,750) Useable Open Space (Required): 0.43 (805.82 sq. ft.) Useable Open Space (Proposed): 0.48 (904 sq. ft.) Setbacks (Required): Side Yard: 15 f.t. (min) Rear Yard: 20 ft. (min) Setbacks (Required): Side Yard: 0 ft. North; 3 ft. South Rear Yard: 3 ft. Off-street parking (Required minimum): 1.46 spaces (0.73 /unit) Parking (Proposed): 0 spaces Lot size (Required minimum): 2,000 sq. ft. Lot size (Proposed): 1,874 sq. ft.

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 (LDR). The current land use designation is not compatible with the proposed rezoning to MR-4A (Multi-Family Residential). The applicant is requesting to change the land use

Z-20-52 for 21 Daniel Street S.E. November 5, 2020 Page 3 of 4

designation from the existing Low Density Residential (LDR) to a High-Density Residential (HDR). A Comprehensive Development Plan amendment is 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. However, staff is of the opinion that this rezoning to MR-4A would allow a density of eight-stories, which could overwhelm existing public facilities and services at and around the subject property. Staff also believes that the proposed additional dwelling unit and other potential high density residential developments allowable under MR-4A would add to the volume of on-street parking along Daniel Street (a one-way 30-foot, local road with on-street parking). This would cause a negative effect on traffic flow as well as other public facilities and services. Staff is of the opinion that the proposed rezoning would allow development at a density that is significantly higher than the existing surround density and may - negatively impact public facilities and service. 3) Availability of other land suitable for proposed use; environmental effect on balance of land uses: Zoning regulation indicates that this consideration is optional. The applicant has not indicated that they own other land in the area that would be suitable for the proposed development. However, the proposed rezoning to MR-4A with a high-density residential land use would not be suitable in the existing low density residential and commercial area. Abrupt changes in densities from low density residential to high density residential to low density commercial along Daniel Street would have an adverse environmental effect on the balance of land uses. A rezoning to MR-4A would fragment existing low density residential and commercial zoning and land uses along the subject property block face causing an imbalance of land uses. 4) Effect on character of the neighborhood: The proposal to rezone to MR-4A would have a negative effect on the surrounding neighborhood by allowing a high-density residential zoning district in a low density residential and commercial neighborhood. The subject property and surrounding properties are within the Traditional Neighborhood Redevelopment Character Area of the 2016 Comprehensive Development Plan (CDP). CDP policies for this area are to “Protect single-family detached residential neighborhoods from encroachment by non-residential uses and incompatibly scaled residential development.” The proposed zoning would allow incompatibly scaled residential developments. The CDP also lists the following compatible land uses for the Traditional Neighborhood Redevelopment Character Area: single family residential, low density residential, medium density residential, and low-density commercial neighborhood nodes. The proposed rezoning and land use are not compatible with the character of the surrounding low density residential and commercial neighborhood. Therefore, staff is of the opinion that the proposed would not have a positive effect on the character of the neighborhood. 5) Suitability of proposed land use: The 2016 Comprehensive Development Plan future land use designation for this area is low density residential. The applicant proposes to change the land use to high density residential which is not a suitable land use for the surrounding low-density neighborhood character. MR-4A zoning would allow an eight-story high-density multifamily development. Staff believes that the proposed land use is significantly more intense than the existing low-density land uses in the area surrounding the subject property. Therefore, staff is of the opinion that the proposed rezoning is not suitable.

Z-20-52 for 21 Daniel Street S.E. November 5, 2020 Page 4 of 4

6) Effect on adjacent property: Properties adjacent to the subject property are zoned C-2-C (Commercial Service District Conditional) and, HC-20C SA-4 (Martin Luther King, Jr. Landmark District Subarea 4) with low density residential and commercial land uses. The proposed rezoning would allow a substantially higher density residential use at the subject property and negatively affect adjacent low-density residential and commercial land uses. Rezoning the property to MR-4A would significantly increase the density thus disrupting the intended low-density character of the neighborhood. 7) Economic use of current zoning: Staff believes that the subject property has reasonable economic use under the current C-2 (Commercial Service District) zoning. The current C-2 zoning allows a variety of residential types including multi-family dwellings, two-family dwellings, and single- family dwellings.

8) Compatibility with policies related to tree preservation: Development at the site will need to comply with the requirements of the City of Atlanta’s Tree Ordinance at 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 21 Daniel Street, 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: DENIAL

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-20-53 for 1136 Sylvan Road, S.W.

DATE: November 5, 2020 An Ordinance by Zoning Committee to rezone from I-1-C/BL (Light Industrial Conditional/BeltLine Overlay) to MRC-1/BL (Mixed Residential Commercial/BeltLine Overlay) for property located at 1136 Sylvan Road, S.W.

FINDINGS OF FACT:

• Property location: The subject property fronts 142 feet on the east side of Sylvan Road, S.W. beginning at an iron pin located on the easterly right-of-way of Sylvan Road which iron pin is located a distance of 143.77 feet from the intersection of said right-of-way with the southerly line of the right-of-way of Warner Street. The property is located in Land Lot 106 14th District, Fulton County, Georgia within the Capitol View neighborhood of NPU-X, Council District 12.

• Property size and physical features: The subject property is approximately 0.16 (6,788 square feet) acres. The lot is currently undeveloped, and the topography is relatively flat. The northern boundary of the parcel by a future Atlanta BeltLine spur trail. Vehicular access is currently provided via a curb cut along Sylvan Road.

• CDP land use map designation: The current land use designation is Industrial (I) within the 2016 Comprehensive Development Plan.

• Current/past use of property: The lot is currently undeveloped and vacant. It does not appear that there were any previous active uses on the property. Staff is not aware of any other prior uses of the site.

• Surrounding zoning/land uses: The surrounding parcels are zoned I-1-C (Light Industrial Conditional) and have an Industrial (I) land use designation. Most of these properties are Z-20-53 for 1136 Sylvan Road, S.W. November 5, 2020 Page 2 of 4

developed with repair shops and storage facilities. A future Atlanta BeltLine trail spur abuts the northern property line.

• Transportation system: The subject property is located along Sylvan Road which is classified as a collector street. Sidewalks are provided on the west side of Sylvan Road. MARTA bus stops are provided within a mile of the subject property.

PROPOSAL: The applicant requests to rezone from I-1-C/BL (Light Industrial Conditional/BeltLine Overlay) to MRC-1/BL (Mixed Residential Commercial/BeltLine Overlay) for the development of a restaurant.

Development Specifications: Net Lot Area: 0.16 acres (6,788 square feet) Gross Lot Area: 0.25 acres (11,054 square feet)

Maximum Floor Area Ratio: 1.0 Provided: 0.4

CONCLUSIONS:

(1) Compatibility with comprehensive development plan (CDP); timing of development: The comprehensive development plan designates the subject property with an Industrial (I) land use; therefore the proposed MRC-1 (Mixed Residential Commercial) zoning district is not compatible. A land use amendment to amend the comprehensive plan from Industrial (I) to Mixed Use (MU) was submitted with the application.

(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 the applicant must obtain permits for the outside refuse containers, and the pad and approach area for the refuse containers.

(3) Availability of other land suitable for proposed use; environmental effect on balance of land uses: The subject parcel is less than ¼ mile from Lee Street to the west, where the uses are relatively more diverse. At the intersection of Lee Street and White Street, the Atlanta BeltLine Westside Trail is active and there are several commercial and industrial uses that are supported by the pedestrian traffic it generates. Although the subject property is near this portion of the Westside Trail and the commercial uses on Lee Street, there are significant barriers in the landscape that limit how residents can safely access the site. In particular, the railroad right-of-way that runs parallel to Lee Street. Thus, the rezoning presents an opportunity to provide a neighborhood-scale restaurant within very close proximity to the Capitol View community. Additionally, the site is far less than an acre and is currently undeveloped. Because the lot is relatively small, there would be very little impact on the industrial character of the neighborhood. Furthermore, the applicant has not presented any evidence that they own other land in the area that is suitable for this development.

Z-20-53 for 1136 Sylvan Road, S.W. November 5, 2020 Page 3 of 4

(4) Effect on character of the neighborhood: The proposal to rezone to MRC-1 would not have a negative effect on the surrounding neighborhood. In fact, it could encourage other infill opportunities in this area, especially as an Atlanta BeltLine spur trail is proposed just north of the subject property is developed. It should increase desirable living conditions by providing a neighborhood-scale amenity to the community.

(5) Suitability of proposed land use: The zoning proposal will permit a use that is suitable for the area. It would facilitate the development of a currently undeveloped and vacant property which abuts a planned future spur trail for the Atlanta BeltLine. Additionally, the proposed rezoning supports key goals outlined in the Council District 12 Neighborhood Blueprint Plan:

a. Attracting neighborhood scale businesses b. Increasing access to fresh food, restaurants, neighborhood services

(6) Effect on adjacent property: Staff is of the opinion that the proposed request should not have a negative effect on adjacent properties. It should help encourage redevelopment in the area that is consistent with the goals and objectives of the neighborhood. The proposed neighborhood-scale restaurant would also provide food options for the workers and residents in the surrounding community.

(7) Economic use of current zoning: The current zoning conditions allows for very little economic use. The parcel is only 0.16 acres and thus not very suitable for supporting any industrial uses similar to those on the adjacent properties. This is evidenced by the fact that the parcel has been undeveloped. Thus, the rezoning will facilitate improvements to the property and allow for greater economic use.

(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, 1136 Sylvan Road, S.W. is located within a Growth Area Corridor. 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 Z-20-53 for 1136 Sylvan Road, S.W. November 5, 2020 Page 4 of 4

growth that will spur commercial vitality and a vibrant public life out beyond the Core of the city.”

STAFF RECOMMENDATION: APPROVAL

MEMORANDUM

TO: Zoning Review Board

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

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

DATE: November 5, 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.

Staff requests a deferral.

STAFF RECOMMENDATION: 30-DAY DEFERRAL DECEMBER 2020

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

DATE: November 5, 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.

The applicant has requested a 30-day deferral to continue working with the Chosewood Park Neighborhood Association and NPU-Y. Staff is supportive of the request. STAFF RECOMMENDATION: 30-DAY DEFERRAL DECEMBER 2020

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: November 5, 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

Staff has requested a deferral.

STAFF RECOMMENDATION: 30 DAY DEFERRAL – DECEMBER 2020

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

MEMORANDUM

TO: Zoning Review Board

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

SUBJECT: Z-20-59 for 910 Lindbergh Drive, N.E., 922 Lindbergh Drive, N.E., and 928 Lindbergh Drive, N.E.

DATE: November 5, 2020

An Ordinance by Zoning Committee to rezone from R-4 (Single Family Residential) to R-4A (Single Family Residential) for property located at 910 Lindbergh Drive, N.E., 922 Lindbergh Drive, N.E., and 928 Lindbergh Drive, N.E.

FINDINGS OF FACT:

• Property location. The subject property fronts 542 feet on the north side of Lindbergh Drive, N.E. beginning at a ½” rebar found with grid coordinates of N:1389773.408, E:2238744.369 at the western corner of the mitered intersection of the western right of way line of Lindridge Drive and the northern right-of-way line of Lindbergh Drive (also known as State Route 236). The subject site is located in Land Lot 6 and 48, 17th District Fulton County, Georgia within the Lindridge/Martin Manor neighborhood of NPU-F in Council District 6.

• Property size and physical features. The site is an irregular shaped lot located at the corner of Lindbergh Drive and Lindridge Drive. The subject site is approximately 2.007 acres (87,425 square feet). The subject property is an assemblage of three parcels that are proposed to be subdivided into six individual single-family residential lots. Two of the three parcels are currently vacant and undeveloped without access to either Lindbergh Drive or Lindridge Drive. The parcel located at the corner of Lindbergh Drive and Lindridge Drive is currently developed with a single-family dwelling. The existing single-family dwelling is proposed to remain. There are several trees on the property along the rear property line and the topography of the site varies. Peachtree Creek runs along the western edge of the subject site with a 75-foot stream buffer.

• CDP land use map designation: The Future Land Use designation for this property in the 2016 Comprehensive Development Plan is Single Family Residential (SFR). An amendment to the Comprehensive Development Plan will not be needed to accommodate the proposed rezoning. Z-20-59 for 910 Lindbergh Drive N.E. November 5, 2020 Page 2 of 4

• Current/past use of property: Most of the site, except for an existing residential dwelling, is currently vacant and undeveloped. Staff is unaware of any other previous use at the property.

• Surrounding zoning/land use: Surrounding zoning and future land use designations include O-I (Office Institutional) to the north and west and R-4 (Single Family Residential) to the south and east of the property.

• Transportation system: Lindridge Drive is classified as a local road and Lindbergh Drive is classified as an arterial road. MARTA provides bus service via bus route #6 along Lindbergh Drive, with connections to the Lindbergh Transit Station. The closest bus stop is in front of the subject site on Lindbergh Drive. There are existing sidewalks along Lindbergh Drive.

PROPOSAL: The applicant seeks a rezoning from R-4 (Single Family Residential) to R-4A (Single Family Residential) to subdivide the subject site into 6 individual single-family residential lots.

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

Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot Area 7,661 sq. ft. 7,662 sq. ft 15,902 sq. ft. 15,394 sq. ft. 33,370 sq. ft. 7,505 sq. ft. Lot Frontage 79.4 ft. 67.5 ft. 50 ft. 50 ft. 259.4 ft. 51.0 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. However, the proposed development is not compatible with the existing development pattern of the block.

(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 site. When

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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 property from R-4 (Single Family Residential) to R-4A (Single Family Residential) is not consistent with the existing development pattern of the surrounding lots. The existing lot frontages along Lindbergh Drive range from 65 to 70 feet wide with a lot depth ranging from 181 to 200 feet. Similarly, the block face along Lindridge Drive has frontages that average 65 feet. The proposed R-4A zoning classification allows a minimum lot size of 7,500 square feet and a minimum lot frontage width of 50 feet which is not consistent with the existing lot pattern. Additionally, the property is proposed to be subdivided into six lots, five lots fronting Lindbergh Drive and one fronting Lindridge Drive. Proposed lot widths include three 50-foot lots, one 67.5-foot lot, one 79.4-foot lot, and one 259.4- foot lot. Many of the proposed lot widths are inconsistent with the existing frontage along Lindbergh and Lindridge Drive. Staff believes that allowing a rezoning that subsequently subdivides the subject property to create lot frontages that are not consistent with the majority of lot frontages in the immediate area may have a negative impact on the balance of land uses.

(4) Effect on character of the neighborhood: Staff finds that the proposed rezoning would be incompatible with the character of the surrounding neighborhood. Lots surrounding the subject property have lot widths that range from 65 to 70 feet, which is at least 15 feet wider than three of the proposed lots. The proposed subsequent subdivision would also create extremely irregular shaped lots in an established neighborhood with fairly conforming shaped lots. 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 subdivision pattern or 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 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 subdivision pattern along the Lindbergh and Lindridge Drive frontages.

(6) Effect on adjacent property: An R-4A (Single Family Residential) development in an area with R-4 (Single Family Residential) development would not comply with the vision of the Comprehensive Development Plan. The CDP characterizes the subject site 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.” 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 neighborhood, and subject block face.

(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 subsequent increase to 6 single family lots. However, the proposed inconsistent development pattern may have a negative impact on adjacent properties.

Z-20-59 for 910 Lindbergh Drive N.E. November 5, 2020 Page 4 of 4

(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.

(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, 910 Lindbergh Drive N.E. is located in an Urban Neighborhood within a Conservation Area. Conservation area is the more natural part of the city that we want to protect from radical change. These are composed mostly of single-family homes. 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

MEMORANDUM

TO: Zoning Review Board

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

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

DATE: November 5, 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 to continue to work with neighborhood and NPU- M. Staff is supportive of the request. STAFF RECOMMENDATION: 30-DAY DEFERRAL DECEMBER 2020

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., 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: November 5, 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., 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.

The applicant has requested a 30-day deferral. Staff is supportive of the request STAFF RECOMMENDATION: 30-DAY DEFERRAL DECEMBER 2020

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: November 5, 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)

The applicant requests a deferral to continue to work with the neighborhood and NPU. Staff is supportive of the request.

STAFF RECOMMENDATION: 30 DAY DEFERRAL – DECEMBER 2020

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-20-66 for 1565 Moreland Avenue rear, S.E.

DATE: November 5, 2020 An Ordinance by Zoning Committee to rezone from R-4 (Single Family Residential) to MRC-1 (Mixed Residential Commercial) for property located at 1565 Moreland Avenue rear, S.E.

FINDINGS OF FACT:

• Property location: The subject property commences from the intersection of the northerly right-of-way of Moreland and the westerly right-of-way of Moreland Avenue and along the said westerly right-of-way of Moreland and 750.8 feet to a PK nail found; thence departing the said right-of-way of Moreland Avenue said point being the point of beginning. The property is located in Land Lot 8 of the 14th District, Fulton County, Georgia within the Custer/McDonough/Guice neighborhood of NPU-W, Council District 1.

• Property size and physical features: The subject property is approximately 1.15 (50,094 square feet) acres. The parcel is currently undeveloped and land locked but has historically been used for parking for the property abutting the parcel to the west at 1575 Moreland Avenue. No direct vehicular access is provided to the property; however, it appears to be accessible via 1575 Moreland Avenue which has street frontage. The topography remains relatively level through the center of the lot but varies along the edges of the parcel. Towards the rear and north side property line, the topography begins to decline. Towards the south side property line, the topography begins to rise. There are a few trees around the perimeter of the property.

• CDP land use map designation: The current land use designation is Single Family Residential (SFR) within the 2016 Comprehensive Development Plan.

• Current/past use of property: The parcel has historically been used as parking for the abutting parcel at 1575 Moreland Avenue, which was previously a bar and lounge. Staff is not aware of any other prior uses of the site. Z-20-66 for 1565 Moreland Avenue rear, S.E. November 5, 2020 Page 2 of 4

• Surrounding zoning/land uses: To the north and west, the parcels are zoned R-4 (Single Family Residential) with Single Family Residential (SFR) land uses. To the south and east, the parcels are zoned MRC-1-C (Mixed Residential Commercial Conditional) with Low Density Mixed Use (LDMU) land uses. The parcels to the north and west are developed with residential housing, while parcels to the southeast are developed with commercial uses.

• Transportation system: The subject property is located near Moreland Avenue which is classified as an arterial street. Sidewalks are provided on both sides of Moreland Avenue. MARTA bus route #4 services Moreland Avenue in this area and a bus stop is located within ¼ mile of the subject property.

PROPOSAL: The applicant requests to rezone from R-4 (Single Family Residential) to MRC-1 (Mixed Residential Commercial) for property located at 1565 Moreland Avenue rear, S.E. to continue the historic use of parking in association with the abutting property at 1575 Moreland Avenue, S.E.

Development Specifications: The parcel will be improved for the purposes of parking, but no structures or other uses are planned.

CONCLUSIONS:

(1) Compatibility with comprehensive development plan (CDP); timing of development: The current land use designation is Single Family Residential (SFR) in the 2016 Comprehensive Development Plan (CDP). The existing land use is not compatible with the proposed zoning district. A CDP amendment to the (Low Density Mixed Use) LDMU land use classification has been submitted.

(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, should it be developed with structures. However, the applicant is not proposing to construct any buildings on the parcel that would require public water or sewer. Instead, it is to be maintained and improved solely for the purpose of parking.

(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. However, the proposed use of parking is aligned with the historic use of the property. Additionally, the lot will provide a larger parking area to support the business on the adjoining property to the east at 1575 Moreland Avenue.

(4) Effect on character of the neighborhood: The proposal to rezone to MRC-1 should not have a negative impact on the neighborhood. It will merely allow the historic commercial use as parking to continue and facilitate the redevelopment of the parcel abutting to the east at 1575 Moreland Avenue. Therefore, Staff is of the opinion that the proposal would have a positive effect on the character of the neighborhood.

Z-20-66 for 1565 Moreland Avenue rear, S.E. November 5, 2020 Page 3 of 4

(5) Suitability of proposed land use: Staff is of the opinion that the proposed use is suitable in view of the uses on the adjacent parcels. The parcel is currently zoned single family residential, however, it is landlocked between a residential neighborhood further west and the commercial use to the east along Moreland Avenue. This may have contributed to it never being developed for single family purposes, as it has no direct access to public right of way. In fact, it has historically been used by the parcel to the east at 1575 Moreland Avenue for additional parking. Thus, the proposed parking lot use for the parcel is consistent with what has been present onsite.

(6) Effect on adjacent property: The proposed zoning should not adversely affect the existing character of the neighborhood. It should support the redevelopment of 1575 Moreland Avenue and make the zoning consistent with how the property has been historically used.

(7) Economic use of current zoning: There is very little economic use as the parcel is landlocked with R-4 (Single Family Residential) zoning. Staff is of the opinion that the site will not be developed for residential purposes as it does not have direct frontage on any public right-of-way the property may have greater economic use with MRC-1 (Mixed Residential Commercial) zoning.

(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.

According to Atlanta City Design 1565 Moreland Avenue rear, S.E. is located within Conservation Area: Suburban Neighborhoods. Suburban Neighborhoods are described as follows:

“These are the peaceful post-war subdivisions designed by the speed and easy distance of automobiles. Many, like Adamsville, Brandon and Perkerson, lack sidewalks, are not as well connected as older neighborhoods, and are often distant from retail and employment areas. Their more generous yards and intervening floodplains, however, provide far les runoff, more habitat and host huge swaths of Atlanta’s tree canopy. In this way, in addition to offering homes for families who prefer less-urban lifestyles, these neighborhoods provide enormous benefits to the city at large.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following:

1. Parking on the subject parking shall be limited to surface parking only, no structured parking is permitted. Z-20-66 for 1565 Moreland Avenue rear, S.E. November 5, 2020 Page 4 of 4

2. Any lighting installed on the subject property shall be directional lighting that sends light downward and inward to the lot, to eliminate light spillage and upward light pollution.

3. The existing earthen berm shall not be disturbed, nor transitional yard trees removed along the rear property line unless reviewed/approved by the Office of Zoning & Development.

MEMORANDUM

TO: Zoning Review Board

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

SUBJECT: Z-18-33 for 1640 Flat Shoals Road, S.E.

DATE: November 5, 2020

A substitute Ordinance by Zoning Committee to rezone from R-4 (Single Family Residential) to PD-H (Planned Development Housing) for property located at 1640 Flat Shoals Road, S.E.

The applicant requests that this application be withdrawn.

STAFF RECOMMENDATION: FILE