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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-21-29 for 1283 Marietta Boulevard NW and 1295 Marietta Boulevard NW DATE: June 3, 2021 An Ordinance to rezone from I-2/BL (Heavy Industrial/BeltLine Overlay) to MRC-3/BL (Mixed Residential Commercial/BeltLine Overlay) for property located at 1283 Marietta Boulevard NW and 1295 Marietta Boulevard NW. The applicant has requested a 30-day deferral for more time to work with the neighborhood and NPU. Staff is supportive of this request. STAFF RECOMMENDATION: 30-DAY DEFERRAL JULY 2021 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-21-30 for 1026 Marietta Street NW, 1050 Marietta Street NW, and 1060 Marietta Street NW DATE: June 3, 2021 An Ordinance by Zoning Committee to rezone from I-2 (Heavy Industrial) to MRC-3 (Mixed Residential Commercial) for property located at 1026 Marietta Street NW, 1050 Marietta Street NW, and 1060 Marietta Street NW FINDINGS OF FACT: • Property location: The subject property fronts 432 feet on the south side of Marietta Street beginning at a 5/8-inch rebar with cap set at the intersection of the southerly right of way of West Marietta Street and the common land lot line of Land Lot 112 of the 14th Land District and Land Lot 150 of the 17th Land District of Fulton County, Georgia in the Marietta Street Artery neighborhood of NPU-E in Council District 3. • Property size and physical features: The subject property is an assemblage of parcels located at the southeast intersection of Marietta Street, West Marietta Street, and 8th Street. The total area of the lot is 1.239 acres (53,970 sq. ft.) with a frontage of 432 feet on the south side of Marietta Street. The property is currently developed with single-story buildings that are partially occupied along with surface parking. The topography of the site inclines from Marietta Street level towards the southwest direction with approximately 20 feet in elevation difference. Currently, the vehicular access is provided to the property via several curb cuts along West Marietta Street and Marietta Street. • CDP land use map designation: The subject property has a future land use designation of Mixed Use within the 2016 Comprehensive Development Plan (CDP). Z-21-30 for 1026 Marietta Street NW, 1050 Marietta Street NW, and 1060 Marietta Street NW June 3, 2021 Page 2 of 4 • Current/past use of property: The subject property is developed with single-story buildings that are partially occupied along with surface parking. Staff is unaware of any other previous uses on the site. • Surrounding zoning/land uses: The surrounding properties are zoned MRC-3 (Mixed Residential Commercial) to the north, I-1-C (Light Industrial Conditional) to the southeast, I-2 (Heavy Industrial) to the northwest, and C-3-C (Commercial Residential) to the west and south. The future land use designation of surrounding parcels is MU (Mixed Use) except to the south where the parcels are designated is HDR (High Density Residential). • Transportation: Marietta Street and West Marietta Street are classified as major arterial streets. Currently, MARTA serves the area via bus route #26 along Marietta Street. There are several bus stops near the subject property. The closest MARTA station is Midtown Transit Station which is 1.7 miles from the subject property. PROPOSAL: The applicant proposes to rezone from I-2 to MRC-3 to develop a 215,788 square foot mixed use development that will include creative loft office space and sidewalk level commercial. Parking will be accommodated in structured parking that will be constructed on the property as a part of the proposed building. Primary vehicular access is proposed on West Marietta Street on the far western side of the property with secondary and service access on the eastern side of the property. CONCLUSIONS: • Compatibility with comprehensive development plan (CDP): The Comprehensive Development Plan (CDP) designates the property as Mixed Use. The proposed rezoning to MRC- 3 (Mixed Residential Commercial) District is consistent with the existing land use, thus a land use amendment will be not required to accommodate the proposed development. Staff is not aware of any public projects/programs to conflict with the proposed timing of development. • 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. At the time of permitting, the development plans will be submitted to other agencies for permit review for compliance with applicable City codes. • 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. The proposed rezoning would not create an imbalance of land uses as the area is rapidly evolving from industrial to mixed use and is envisioned to be a vibrant, mixed use, transit supportive neighborhood. This proposal would allow for the appropriate zoning and development within this mixed-use future land use area. • Effect on character of the neighborhood: Staff is of the opinion that the proposed rezoning would have a positive impact on the neighborhood’s character. The proposal to rezone to allow mixed use development is consistent with the intent of Marietta Street Overly district which Z-21-30 for 1026 Marietta Street NW, 1050 Marietta Street NW, and 1060 Marietta Street NW June 3, 2021 Page 3 of 4 encourages mixed use developments and prohibits many heavy industrial uses. The intent of the overlay is to guide the future growth of this area which is rapidly evolving from industrial to mixed use. Similar developments are either under construction or existing in the immediate area. The redevelopment of the property will be consistent with the emerging character of the neighborhood. In addition, the proposed development will also be required to meet the MRC regulations to enhance and promote a pedestrian-oriented environment that includes primary pedestrian access from sidewalks to adjacent building entrances, and fenestration requirements, that will support the walkability in the area. • Suitability of proposed land use: Staff is of the opinion that the proposed development is suitable in view of the use of adjacent and nearby property. There are similar developments in the surrounding area such as Star Metals north of the property zoned MRC-3-C (Mixed Residential Commercial Conditional); the 8West office development east of the property also zoned MRC-3 (Mixed Residential Commercial); and The Interlock located north of the property zoned PD-MU (Planned Development Mixed Use). The proposed creative loft office and sidewalk level commercial uses are consistent with the scope of development in this area. The proposed development is also consistent with the 2016 CDP Intown Corridor character area which recommends offices and commercial uses as one of the primary land use and states that “multistory buildings, high density and mixed-use buildings/developments are appropriate along Intown Corridors”. Therefore, Staff is of the opinion that the proposed use is suitable in this area. • Effect on adjacent property: Staff is of the opinion that a rezoning to MRC-3 (Mixed Residential Commercial) would have a positive effect on adjacent properties and should complement both existing and proposed mixed uses developments in the area. The property is abutted by the Marietta Street and West Marietta Street right-of ways, along with the CSX railroad property along the southwestern property line. As a result, the only adjacent property is the Brickworks located to the immediate southeast that includes several commercial and office uses. The Tiny Bistro is located directly across Marietta Street and The Brady is located immediately across 8th Street behind the Tiny Bistro. Therefore, the proposed use is appropriate with other mixed-use developments in the immediate area. • Economic use of current zoning: Staff finds that the current zoning has a reasonable economic use. However, a rezoning to MRC-3 would allow more effective economic use of the property. The current zoning allows for the adaptive reuse of the building for other nonresidential uses. However, the property is currently developed with single-story buildings and may not be appropriate considering the scale of development in the area. A larger development is possible under the proposed zoning, which will be more consistent with the emerging neighborhood character in the area and will also meet the intended density of the zoning district. • Compatibility with policies related to tree preservation: Redevelopment of the property must comply with the City of Atlanta Tree Ordinance at time of permitting. • Other Considerations: The Atlanta City Design articulates Atlanta’s vision organized according to its five core values of Equity, Progress, Ambition, Access, and Nature.
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