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C I T Y O F a T L a N 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-19-125 for I-MIX Text Amendment DATE: August 13, 2020 An Ordinance to amend the 1982 Atlanta Zoning Ordinance, as amended, by amending Chapter 16A Section 16A-16.004(1)(A) Industrial Uses Required so as to reduce the mandatory percentage of industrial floor area per development; and for other purposes FINDINGS OF FACT: The I-MIX (Industrial Mix Use) zoning district was created via legislation 18-O-1707/Z-18-83 to allow a new industrial mixed-use district that permits a mix of industrial and non-industrial uses in areas previously and currently used for industrial. The district is designed to retain property in the City of Atlanta that has a current or former industrial use. The adoption of the district is consistent with the goals set forth in the 2016 Comprehensive Development Plan. Since adoption, however, it has been found that the 30% floor area industrial requirement prevents the district from being used. Given the current floor plate of industrial uses and the permitted principal uses that are allowed by the district the zoning classification is not being utilized. It is essential to sustain industrial areas because they play a significant role in the City’s economy and supports the need of an urban environment. The Industrial mixed use zoning classification can diversify urban economies; replace imports with locally made products, improve regional self-sufficiency and provide unique retail experiences and a local sense of place. PROPOSAL: Z-19-125 for I-MIX Text Amendement August 13, 2020 Page 2 of 3 Amend Chapter 16A Section 16A-16.004(1)(A) Industrial Uses Required and Section16A-16.008(1) so as to reduce the mandatory percentage of industrial floor area per development. CONCLUSIONS: (1) 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 this text amendment would conflict. In fact, the proposal compliments the City of Atlanta’s Comprehensive Development Plan (CDP) as the CDP identifies that industrial uses are being lost and redeveloped for non-industrial uses and some industrial buildings are obsolete and industrial uses in the City need to be preserved. (2) Availability of and effect of public facilities and services; referral to other agencies: The proposal is to merely create a new zoning district. No developments are being proposed as a part of this proposal. Therefore, this consideration is not applicable. (3) Availability of other appropriate land zoned for proposed use; effect on balance of land uses with regard to the public need: The proposal is to merely amend the text of the district to allow for developments that are complementary to modern industrial uses. Therefore, this consideration is not applicable. (4) Effect on character of the neighborhood: In the past decade, there has been increasing pressure to reduce industrially zoned land in the City of Atlanta. The pressure to convert industrial acreage has come from a variety of sources led mostly by the increased demand for residential housing. The redevelopment of industrial land to other uses is creating land use conflicts between the new uses, particularly residential uses and the existing industrial uses and has resulted in the displacement of industrial businesses. In transit rich locations with strong potential for urban, mixed-use development, implementing industrial mixed-use districts could preserve and expand urban industrial land, while taking advantage of higher densities that these sites can support. Therefore, Staff believes that the text amendment could have a positive effect on the character of the neighborhood and help with the preservation of industrial land in the City. (5) Suitability of proposed land use: The older industrial land uses are primarily located around rail lines and particularly around the large rail yards in Northwest Atlanta. Newer industrial parks are located near interstates and at the edge of the city. No developments are being proposed as a part of this proposal. However, Staff believes that the Industrial Mixed Use zoning district is suitable for the rehabilitation of deteriorating industrial parcels, while preserving industrial uses in the City. (6) Effect on adjacent property: Many industrial uses have an inadequate pedestrian environment, are poorly lit and streets are in deteriorating conditions. The industrial uses will also subsist because of other varied surrounding uses. The mix of industrial, residential and commercial uses will help to create more vibrant, walkable, and sustainable communities. Therefore, Staff believes that the proposal will have a positive effect on adjacent properties. Z-19-125 for I-MIX Text Amendement August 13, 2020 Page 3 of 3 (7) Economic use of current zoning: The text amendment proposes at least thirty percent (30%) of the total floor area on the site; or three-tenths (0.3) times net lot area be dedicated to industrial uses. Industrial land uses support not only customary industrial activities but also a range of users that require industrially zoned land to conduct business such as catering businesses, doggy daycares etc. Many industrial businesses can offer a variety of jobs. They can also diversify the economic base of a neighborhood, providing resilience. Additionally, manufacturing and wholesale businesses can benefit from high visibility and proximity to urban customers. Therefore, Staff is of the opinion that the text amendment will further the goals of the zoning district and retain the industrial land use in the City while providing for residential and non-residential uses. (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. STAFF RECOMMENDATION: APPROVAL Z-19-125 I-MIX Text Amendment Approval No Vote NPU Approved Conditional Denied Abstained Taken Comments Z-19-125 A 1 B 1 C 1 D 1 denied and sent a resolution E 1 F 1 G 1 H 1 I 1 J 1 K 1 March: lost quorum/deferred. April and May meetings L 1 cancelled, deferred to July. M 1 N 1 O 1 P 1 Q 1 Has not met since February R 1 S 1 T 1 V 1 W 1 X 1 Y 1 Z 1 UDC Total: 20 0 3 0 2 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-20-02 for 195 Chester Avenue, S.E. DATE: August 13, 2020 An Ordinance by Zoning Committee to rezone from I-1 (Light Industrial) to MR-4A (Multifamily Residential) for property located at 195 Chester Avenue, S.E. FINDINGS OF FACT: • Property location: The subject property fronts approximately 100 feet on the west side of Chester Avenue, S.E. beginning at a nail set at the southwesterly intersection of the right-of-way of Fulton Terrace and Chester Avenue in Land Lot 20 of the 14th District, Fulton County, Georgia in the Reynoldstown neighborhood of NPU N, Council District 5. • Property size and physical features: The property consists of approximately 2.09 acres (91,040 square feet) of net lot area. The site is currently developed with a one-story warehouse building and parking lot. A chain-link fence with barbed wire surrounds the perimeter of the lot. Vehicular access to the property is provided via curb cuts along Chester Avenue and Fulton Terrace. There are very few trees around the perimeter of the property. • CDP land use map designation: The land use designation for this property is Industrial within the 2016 Comprehensive Development Plan. An amendment to the Comprehensive Development Plan to High Density Residential is required to accommodate the proposed rezoning and development. • Current/past use of property: There is a warehouse on the property, with accessory parking. Staff is not aware of any other prior uses of the site. Z-20-02 for 195 Chester Avenue, S.E. August 13, 2020 Page 2 of 4 • Surrounding zoning/land uses: To the north, parcels are zoned R-5 (Two-Family Residential) with a Single Family Residential land use designation. To the east, the parcels are zoned I-2 (Heavy Industrial) with an Industrial land use designation. To the south, parcels are zoned MRC- 3 (Mixed Residential Commercial) and MRC-3-C (Mixed Residential Commercial Conditional) with Mixed Use land use designations. To the west, parcels are zoned I-1 (Light Industrial) with an Industrial land use designation. • Transportation: Chester Avenue and Fulton Terrace are classified as local streets. Currently, MARTA serves the area via bus routes #21 and #107. Sidewalks are provided on both sides of Chester Avenue and on the north side of Fulton Terrace. PROPOSAL: The applicant seeks to rezone the property from I-1 (Light Industrial) to MR-4A (Multifamily Residential) for the development of 85 multifamily housing units. Project Specifications: Net lot area: 2.09 acres (91,039 sf) Gross land area: 2.28 acres (99,182 sf) Floor Area Ratio: 1.12 11 Triplexes: 46,464 sf 4 Level Condominium: 55,575 sf CONCLUSIONS: 1) Compatibility with comprehensive development plan (CDP); timing of development: The Comprehensive Development Plan (CDP) designates this property as Industrial.
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