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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 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 and Development MEMORANDUM TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-21-43 for 185 Flat Shoals Avenue SE DATE: July 1, 2021 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 185 Flat Shoals Avenue SE The applicant has requested a 30-day deferral to work with the neighborhood and NPU. Staff is supportive of this request. STAFF RECOMMENDATION: 30-DAY DEFERRAL AUGUST 2021 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-21-46 for 1840 Childress Drive SW and 1850 Childress Drive SW DATE: July 1, 2021 An Ordinance by Zoning Committee to rezone to rezone from R-3 (Single Family Residential) to MR- 2 (Multifamily Residential) for property located at 1840 Childress Drive SW and 1850 Childress Drive SW FINDINGS OF FACT: • Property location. The subject property fronts 200 feet on the east side of Childress Drive commencing at the intersection of the southerly right-of-way of Landrum Drive and the easterly right-of-way line of Childress Drive said point being the point of commencement. The parcel is in Land Lot 231 of the 14th District, Fulton County, Georgia within the Southwest neighborhood of NPU-R in Council District 11. • Property size and physical features. The subject site is made up of two irregularly shaped lots that together are approximately 2.59 acres (138,569 square feet) in area. The subject property is currently undeveloped with frontage on Childress Drive with no vehicular access. The property is wooded with several mature trees throughout the site. The topography of the site drops approximately 58 feet from a highpoint at the front of the site on Childress Drive to a low point at the rear of the site. • CDP land use map designation: The future land use designation is Single Family Residential (SFR) in the 2016 Comprehensive Development Plan (CDP). • Current/past use of property: The subject property is currently vacant and wooded. Staff is unaware of any previous uses of the property. Z-21-46 for 1840 Childress Drive SW and 1850 Childress Drive SW July 1, 2021 Page 2 of 4 • Surrounding zoning/land use: The surrounding parcels to the north, west and south are zoned R-3 (Single Family Residential) with a Single Family Residential (SFR) future land use designation and are developed with large lot single family homes. The adjacent parcel to the east and rear of the subject property is zoned RG-2 (Residential General Sector 2) with a Low Density Residential (LDR) future land use designation and is undeveloped. • Transportation system: Childress Drive is classified as a collector street and connects to arterials Cascade Road and Campbellton Road. MARTA provides bus route #66 along Childress Drive with connections to the Hamilton E. Holmes Transit Station, 4.6 miles away. Sidewalks are present on the subject property and portions of Childress Drive. PROPOSAL: The applicant seeks a rezoning from R-3 (Single Family Residential) to MR-2 (Multifamily Residential) to develop 28 multifamily units in 7 structures with 4 units each. Project Specifications: Max. Building Height Permitted: 35 ft Proposed Building Height: 35 feet Proposed Dwelling Units: 28 Net Lot Area: 112,867 sf (2.59 acres) Gross Land Area: 116,883 sf (2.68 acres) Maximum FAR Permitted: 0.348 (40,675 sf) Proposed FAR: 0.348 (40,600 sf) UOS Required: (.45) 52,597 sf UOS Proposed: 63,784 sf Parking Required: 36 spaces Parking Proposed: 37 spaces Transitional Yard Required: 20 ft along N/S property lines abutting R-3 Front Yard Required: 5 ft amenity zone, 10 ft sidewalk, 9 ft supplemental zone (40 ft + proposed) Side Yard Required: 10 ft/ 20 ft transitional yard (20 feet proposed) Rear Yard Required: 10 ft (20 feet proposed) CONCLUSIONS: (1) Compatibility with comprehensive development plan (CDP); timing of development: The proposed zoning is not consistent with the Single Family Residential (SFR) future land use designation, therefore, a Comprehensive Development Plan (CDP) amendment to Low Density residential (LDR) is proposed. (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 indicate 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. Z-21-46 for 1840 Childress Drive SW and 1850 Childress Drive SW July 1, 2021 Page 3 of 4 (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. However, land zoned for the proposed use is available along the nearby Campbellton Road corridor where density is supported by CDP policies and plans and specifically encouraged in the 2006 Campbellton-Cascade Corridor Redevelopment Plan. Staff believes that allowing a rezoning to multifamily residential in an area of large lot single family residential uses may have a negative impact on the balance of land uses with regard to public need. (4) Effect on character of the neighborhood: Staff finds the proposed rezoning to be incompatible with the character of the surrounding neighborhood. 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.” Therefore, Staff is of the opinion that allowing MR-2 (Multifamily Residential) zoning for 28 multifamily units in an established neighborhood of R-3 (Single Family Residential) large lots would not be compatible with the existing development pattern or character of the neighborhood. (5) Suitability of proposed land use: Staff finds that the proposed Low Density Residential land use conflicts with the policies of the CDP that recommend “Maintaining the existing character, preserving the housing stock of neighborhoods and preventing the encroachment of incompatible uses are very important. The development pattern should be supported by infill housing construction that is compatible with the existing scale and character of the neighborhood.” The use and scale of the proposed development is incompatible with the adjacent large lot single family residential uses and the rural character of the surrounding uses. The low density residential land use would be more suitable as a transition between the rural character of the subject property and density along the Campbellton Road corridor than in the center of the neighborhood with predominately single family Residential uses and future land use. Further, the Atlanta City Design as a rural neighborhood within a conservation area with “reasonably large suburban estates that have big lots and narrow, winding and often curb-less streets.” Staff is of the opinion that the proposed infill development with 28 multifamily units is not compatible given the current single family residential land use pattern of the subject street, block face and surrounding neighborhood or Atlanta City Design. (6) Effect on adjacent property: The development of 28 multifamily units zoned MR-2 (Multifamily Residential) in an area of R-3 (Single Family Residential) large lot development will not comply with the vision of the Comprehensive Development Plan. The CDP policies for NPU-R state: “Construct residential and commercial infill development that is compatible with adjacent development.” and “Preserve the single-family residential areas and multi-family residential communities of NPU-R including all parks.” Staff finds that allowing MR-2 (Multifamily Residential) zoning on the subject property would be incompatible in scale and character with the existing neighborhood and subject street and may have a negative impact on the adjacent single family properties. Z-21-46 for 1840 Childress Drive SW and 1850 Childress Drive SW July 1, 2021 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 impact a large number of mature trees and 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.
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