c i t y o f a t l a n t a

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

DEPARTMENT OF CITY PLANNING

55 TRINITY AVENUE, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 404-330-6145 – FAX: 404-658-7491

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MEMORANDUM TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-21-42 for 791 Ralph McGill Boulevard NE DATE: August 12, 2021

An Ordinance by Zoning Committee to rezone from MRC-1/BL (Mixed Residential Commercial/BeltLine Overlay) to MRC-3/BL (Mixed Residential Commercial/BeltLine Overlay) for property located at 791 Ralph McGill Boulevard NE FINDINGS OF FACT:

• Property location: The subject property fronts 124.82 feet on the southern side of Ralph

McGill Boulevard and begins at a point on the southeasterly side of Ralph McGill Boulevard which point is located 50 feet southwesterly from the point of intersection of the southeasterly line of Ralph McGill Boulevard with the southwesterly line of Southern Railway right-of-way. The property is in Land Lot 18 of the 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 a regular shaped lot of

approximately 0.172 acres (7,502 square feet) with a lot frontage of approximately 124.82 feet on the southern side of Ralph McGill Boulevard. The site is currently vacant, undeveloped and without vehicular access. Topography inclines approximately 18 feet towards the rear of the site.

• CDP land use map designation: The future land use designation for this property is Mixed

Use (MU). The proposed MRC-3/BL (Mixed Residential Commercial/BeltLine Overlay) district is compatible with the existing land use. An amendment to the Comprehensive Development Plan is not needed to accommodate the proposed zoning district.

KEISHA LANCE BOTTOMS MAYOR

TIM KEANE

COMMISSIONER

KEYETTA M. HOLMES, AICP Director

Office of Zoning and Development

http://www.atlantaga.gov/

Z-21-42 for 791 Ralph McGill Boulevard NE August 12, 2021 of 4

• Current/past use of property: The subject property is currently vacant and undeveloped. City zoning records show that the property was previously zoned I-2 (Heavy Industrial) however, staff is not aware of any other prior uses at the site.

• Surrounding zoning/land uses: Surrounding zoning includes C-3-C (Commercial

Residential Conditional) to the north, and RG-4-C (Residential General Sector 4 Conditional) to the west, east, and south. According to the 2016 Comprehensive Development Plan (CDP) surrounding future land uses include Mixed Use (MU) to the north, High Density Residential (HDR) to the east, west, and south, and Transportation/ Communication/ Utilities (TCU) to the east.

• Transportation system: Ralph McGill Boulevard NE is classified as an arterial road that

connects to Freedom Parkway, another arterial road. Currently, MARTA serves the immediate area via bus route #861. The nearest bus stop is located in front of the subject property along Ralph McGill Boulevard. The closest transit station is the Civic Center Transit Station which is located 1.7 miles from the subject property. The subject property is also located in close proximity to the Atlanta BeltLine overpass across Ralph McGill Boulevard.

PROPOSAL: The applicant seeks to rezone the subject property from MRC-1/BL (Mixed Residential Commercial/ BeltLine Overlay) to MRC-3/BL (Mixed Residential Commercial/ BeltLine Overlay) for the construction of a 24-unit multi-family development. Ingress and egress to the site would be via two curb cuts off Ralph McGill Boulevard. Development Specifications: Net Lot Area: 7,502 sq. ft. (0.172 acres) Gross Lot Area: 11,870 sq. ft. Building Height (maximum): 225 feet Building Height (proposed): 85 feet Floor Area Ratio (maximum): 3.2 (37,984 sq. ft.) Total Floor Area (proposed): 2.38 (28,250 sq. ft.) UOSR (minimum required): 6,054 sq. ft. UOSR (proposed): 6,054 sq. ft. Parking (minimum required): 0.60 per dwelling unit (14 spaces) Parking (proposed): 25 spaces CONCLUSIONS: (1) Compatibility with comprehensive development plan (CDP); timing of development:

The future land use designation for this property is Mixed Use (MU). The proposed MRC-3/BL (Mixed Residential Commercial/BeltLine Overlay) zoning district is compatible with the existing land use. An amendment to the Comprehensive Development Plan is not needed to accommodate the proposed zoning district and development.


(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 proposed development plans are submitted to other agencies for permit review, compliance with all applicable City codes will be required.

(3) Availability of other land suitable for proposed use; environmental effect on balance of

land uses: 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 applicant proposes an eight-story multifamily residential development with 24 dwelling units and 25 lower-level garage parking spaces and a maximum building height of 85 feet. Staff believes that the proposed rezoning and development will have a positive environmental effect on the balance of land uses. The subject property is currently surrounded by similar multifamily residential development. Additionally, area plans including Old Fourth Ward Master Plan and Atlanta BeltLine Subarea 5 Masterplan recommend 5 to 9 stories of residential development for this site and surrounding properties. Staff finds that the proposed is compatible with land use recommendations in the area.

(4) Effect on character of the neighborhood: The subject property and surrounding properties

are located within the Intown Corridor Character Area of the 2016 Comprehensive Development Plan (CDP). Multifamily residential is included as one of the primary land-uses of this character area. Policies for the Intown Corridor Character Area are to, “promote and encourage the redevelopment of vacant, underutilized and auto-oriented development along intown corridors.” Staff is of the opinion that the proposal to rezone to MRC-3 would have a positive effect on the character of the surrounding neighborhood by allowing the redevelopment of a vacant and underutilized property with a compatible medium density residential development.

(5) Suitability of proposed land use: Staff is of the

opinion that the proposed eight-story multifamily residential development with 24 dwelling units would be a suitable land use. The subject property is currently surrounded by medium density multifamily developments to the west, east, and south. Also, area plans including Old Fourth Ward Master Plan and the Atlanta BeltLine Subarea 5 Masterplan recommend 5 to 9 stories of residential development for this site and surrounding properties. Staff is of the opinion that the proposed use would be a compatible and suitable addition to other surrounding medium density residential developments.

(6) Effect on adjacent property: The proposed medium density development would be located adjacent to other medium density residential developments. Staff finds that the proposed development complements existing surrounding developments. Additionally, the development is also proposed to have streetscape improvements that will have a positive effect on the surrounding area. Staff is of the opinion that a rezoning of the subject property to MRC-3/BL (Mixed Residential Commercial/BeltLine Overlay) would have a positive effect on adjacent properties.


(7) Economic use of current zoning: While the current zoning allows for a good economic use

of the property for a low density mixed residential and commercial development, a change to MRC-3/BL (Mixed Residential Commercial/BeltLine Overlay) would allow a more effective economic use of the subject property. The proposed rezoning would allow a medium density multi-family development thus increasing the economic use of the property.

(8) Compatibility with policies related to tree preservation: The proposed development must

comply with the requirements of the City of Atlanta’s Tree Ordinance. (8) 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 791 Ralph McGill Boulevard NE is located within 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 growth that will spur commercial vitality and vibrant public life out beyond the core of the city.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following:

1. Building height shall not exceed 85 feet as measured from the Ralph McGill Boulevard elevation.

2. To the extent permitted by the City of Atlanta Department of Transportation, the two

traffic curb cuts proposed on Ralph McGill Boulevard shall have a maximum width of 12 feet each.



55 Trinity Avenue, S.W. SUITE 3350 – ATLANTA, GEORGIA 30303-0308 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-21-44 for 77 Sheridan Drive N.E.

DATE: August 12, 2021 An Ordinance by Zoning Committee to rezone from RG-2 (Residential General Sector 2) to RG-3 (Residential General Sector 3) for property located at 77 Sheridan Drive NE, 81 Sheridan Drive NE, and 87 Sheridan Drive NE.

The applicant has requested 30-day deferral. Staff is supportive of the request.

STAFF RECOMMENDATION: 30 DAY DEFERRAL – SEPTEMBER 2021


TIM KEANE Commissioner

KEYETTA M. HOLMES, AICP

Director Office of Zoning & Development





www.atlantaga.gov

MEMORANDUM

TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-21-45 for 1445 Carroll Drive NW

DATE: August 12, 2021 An Ordinance by Zoning Committee to Rezone from I-2 (Heavy Industrial) to R-5 (Two Family Residential) for property located at 1445 Carroll Drive N.W.

The applicant has requested 30-day deferral. Staff is supportive of the request.










www.atlantaga.gov

MEMORANDUM

TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-21-47 for 1818 Lakewood Avenue SE DATE: August 12, 2021 _________________________________________________________________________ An Ordinance by Zoning Committee to rezone from R-4 (Single Family Residential) to RG-2 (Residential General Sector 2) for property located at 1818 Lakewood Avenue SE The applicant has requested 30-day deferral. Staff is supportive of the request. STAFF RECOMMENDATION: 30 DAY DEFERRAL – SEPTEMBER 2021


TIM KEANE

COMMISSIONER







www.atlantaga.gov

MEMORANDUM

TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-21-56 for 1331 Metropolitan Parkway-Masonic Building at 1331 (aka 1333)

Metropolitan Parkway SW DATE: August 12, 2021

An Ordinance by Zoning Committee designating the 1331 Metropolitan Parkway-Masonic Building at 1331 (aka 1333) Metropolitan Parkway SW Lot 105 of the 14th District of Fulton County, Georgia and certain real property on which it is located, to the overlay zoning designation of Landmark Building / Site (LBS) pursuant to Chapter 20 of the Zoning Ordinance of the City of Atlanta and rezoning from NC-9/BL (Neighborhood Commercial 9/BeltLine Overlay) to NC-9/BL/LBS (Neighborhood Commercial 9/BeltLine Overlay / Landmark Building Site (LBS)); to repeal conflicting laws; and for other purposes FINDINGS OF FACT: On May 12, 2021, the Atlanta Urban Design Commission nominated the 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site, finding it was eligible for designation to the category of Landmark Building / Site (LBS), as meeting, at a minimum, the eligibility criteria set forth in 16-20.004(b)(1) and Section 16-20.004(b)(2)(a), specifically including subsections Group I (2) and (3); Group II (1), (2), (4), (5), (9), (10), and (11); and Group III (1), (2) and (3). The Atlanta Urban Design Commission also determined that the 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site met or exceeded the criteria set forth in Section 16-20.005(e)(3). As more fully detailed in the Designation Report adopted by the Atlanta Urban Design Commission on May 12, 2021, the 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site the 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site is associated with the important historical trends and traditions of the Free and Accepted Masons, the longest continuous fraternal organization in world history. The Masonic Lodge at 1333 Metropolitan Parkway was chartered on October 29, 1913, with the building completed in 1922. The building was named “Capitol View Lodge” because of its placement on a small promontory


TIM KEANE

COMMISSIONER




Z-21-56 for 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site August 12, 2021 Page 2 of 4 with a view of the state capitol building. Between the late 19th to the first half of the 20th century, Masonic membership in the country steadily increased. By the early 1950s, Masonic membership reached its height in the United States, with more than four million members nationwide and an estimated 970 members at the Capitol View Masonic Lodge #640. The 1331 Metropolitan Parkway-Masonic Building is associated with an extremely important cultural and social pattern of African American history in Atlanta through the association of the National Alliance of Postal and Federal Employees (NAPFE) located in the #1331 unit of the building between 1979 and the 1990s. NAPFE is a national industrial labor union, headquartered in Washington, DC and was founded in Lookout Mountain, TN, in 1913 by, representatives of postal employees from 13 states. Its purpose was to fight and eliminate racial discrimination in the United States Postal Service. As noted in its own materials: “NAPFE union’s mission, broadly defined, to work to “eliminate discrimination and injustice in the federal service”. Since the Railway Post Office Union in the first half of the 20th century was segregated, African American railway Post Office clerks had no organization to defend their interests. The 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site (LBS) clearly dominates and is strongly identified with a street scene and the urban landscape given its prominence in the Capitol View Historic District and as a neighborhood and commercial center at the intersection of Metropolitan Parkway and Dill Avenue. The 1331 Metropolitan Parkway-Masonic Building is visually prominent at the corner of Dill Avenue and Metropolitan Parkway with its viewshed extending along both streets and within the surrounding neighbors for a considerable distance. Its prominence is heightened by the upward slope of Metropolitan Parkway as one approaches the property from the north. The 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site (LBS) is the work of exceptionally important master architect in Atlanta. Designed by prominent architect Robert Smith Pringle, who was the lead partner at the Atlanta architectural firm Pringle & Smith Architects. Their firm is credited with contributing, through their architecture, to the growth and development of Atlanta and the Southeast. The building is an example of a style that is extremely rare in the City of Atlanta, as it directly reflects through its design and fenestration patterns its use as ceremonial space for a fraternal organization – the Free and Accepted Masons. The building is an exceptionally fine example of a unique style or building type given its intact Neoclassical Style, its symmetrical façade that uses marble for architectural accents, and its multi-story massing (office and ceremonial space above retail space) located outside of the central business district of the City of Atlanta. The building has virtually all character-defining elements of its type and design intact. Originally constructed in 1922, the four-story Neoclassical Style commercial building possesses several of its original features and materials that identify its use as a multi-tenant commercial space and a Masonic Temple, and the building retains is original site orientation. The building has not been moved or altered from its original orientation facing the corner of Metropolitan Parkway and Dill Avenue, previously known as Stewart Avenue and Dill Avenue. The 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site (LBS) has served as a focus of activity and a gathering spot in the urban fabric of the city. The 1331- 1333 Metropolitan Parkway building was primarily used as a gathering spot for the Masonic Lodge #640 of the Free and Accepted Masons. The building was also used as a community center for society organizations to gather and hold meetings. The Order of the Eastern Star and the

Z-21-56 for 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site August 12, 2021 Page 3 of 4 International Order of the Rainbow Girls were among the main societies that held activities at the Masonic Lodge. The Masonic Lodge was additionally used as a central hub for various retail and commercial services that have served the surrounding community, such as a pharmacy, dentistry, and a barbershop. The building is broadly known and recognized by residents throughout the City of Atlanta due to its significant size and Neoclassical Style which stand out from the surrounding 1-2 story early and mid-century residential neighborhoods. The building has remained a prominent landmark in the neighborhood as new and old development has filled in and altered the surrounding city blocks. The building conveys a sense of time and place and has distinctive features that make it an exceptionally good resource for historic interpretation. The architectural features, size, and location of the Masonic Lodge conveys a strong sense of time in history that is highlighted by the materials, style, and signage / labels that show the building’s previous use as a Masonic Lodge and center for African American association through the presence of the National Alliance of Postal and Federal Employees. PROPOSAL: The applicant proposes to rezone from NC-9/BL (Neighborhood Commercial 9/BeltLine Overlay) to NC-9/BL/LBS (Neighborhood Commercial 9/BeltLine Overlay / Landmark Building/ Site (LBS)) to preserve the 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site, located at 1331 (aka 1333) Metropolitan Parkway SW. CONCLUSIONS: Compatibility with comprehensive development plan (CDP); timing of development: The City of Atlanta Comprehensive Development Plan designates the property as LDC (Low Density Commercial). Any proposed development is required to be consistent with the LDC (Low Density Commercial) land use category. Availability of and effect of public facilities and services; referral to other agencies: During development, review agencies and/or departments will determine if adequate public facilities and services are available 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. 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 Atlanta Comprehensive Development states as a policy to, “preserve and protect the City’s historic buildings and sites thru rehabilitation and reuse.” As found by the Atlanta Urban Design Commission, the 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site is strongly associated with the legacies National Alliance of Postal and Federal Employees (NAPFE) and the Free and Accepted Masons. The preservation of the structure is necessary to detail the story of social and civic organizations in the city. Effect on character of the neighborhood: Staff is of the opinion that the proposed designation will have a positive effect on the character of the neighborhood by protecting a building of historical significance. As found by the Atlanta Urban Design Commission, the 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site has virtually all character-defining elements of its type and design intact including building orientation.

Z-21-56 for 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site August 12, 2021 Page 4 of 4 (5) Suitability of proposed land use: The allowable uses of the site would be the same as the current allowed uses. The regulations would establish formal procedures for determining the type of certificate of appropriateness which would be required for redevelopment and required for variances and special exceptions from these regulations to be heard before the Atlanta Urban Design Commission. (6) Effect on adjacent property: The 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site is intended to have a stabilizing effect on the land uses and properties along the corridor. Because the boundaries of this district are clearly defined and these regulations would apply specifically to properties within these boundaries, Staff does not anticipate that properties adjacent to these boundaries would be negatively impacted. (7) Economic use of current zoning: The current zoning category NC-9/BL (Neighborhood Commercial 9/BeltLine Overlay) District allows for the economic use of the land. Staff does not anticipate the approval of the 1331 Metropolitan Parkway-Masonic Building Landmark Building / Site designation will have any negative economic impacts. (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, 1331 (aka 1333) Metropolitan Parkway SW is located within the Corridors Growth area. Urban neighborhoods 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 a vibrant public life out beyond the core of the city.”

STAFF RECOMMENDATION: APPROVAL




www.atlantaga.gov

MEMORANDUM

TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-21-57 for 1311 Fulton Industrial Boulevard NW, 1335 Fulton Industrial

Boulevard NW and 1092 Bolton Road NW DATE: August 12, 2021 __________________________________________________________________________________ An Ordinance by Zoning Committee to rezone from MR-2 (Multifamily Residential) to I-1 (Light Industrial) for property located at 1311 Fulton Industrial Boulevard NW, 1335 Fulton Industrial Boulevard NW and 1092 Bolton Road NW FINDINGS OF FACT:

• Property location: The subject properties are located at 1311 Fulton Industrial Boulevard NW, 1335 Fulton Industrial Boulevard NW and 1092 Bolton Road NW fronting 452.84 feet on the south side of Fulton Industrial Boulevard beginning at a concrete right of way monument found on the southeast right of way of Fulton Industrial Boulevard (r/w varies), which concrete monument is 50.04 feet right of station 207+28.01 of the Fulton Industrial Boulevard widening project. The properties are in Land Lots 267 and 268 of the 17th District of Fulton County, Georgia within the Bankhead/Bolton neighborhood of NPU-H in Council District 9.

• Property size and physical features: The subject properties are approximately 11.355 acres,

(494,624 square feet) in size fronting approximately 452.84 feet on the south side of Fulton Industrial Boulevard. The properties are developed with several single-story buildings and surface parking lots. The topography varies throughout the parcels. Vehicular access is provided via 3 curb cuts along Fulton Industrial Boulevard. The southern portion of the parcel towards Bolton Road is undeveloped and has significant, mature tree cover.

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



Director Office of Zoning and Development

KEISHA LANCE BOTTOMS

MAYOR


Z-21-57 for 1311 Fulton Industrial Boulevard NW, 1335 Fulton Industrial Boulevard NW and 1092 Bolton Road NW August 12, 2021 Page 2 of 3

• Current/past use of property: The properties are currently developed with single-story commercial structures and surface parking. Staff is unaware of any other previous uses.

• Surrounding zoning/land use: Parcels to the north and east are zoned I-1 (Light Industrial)

and I-2 (Heavy Industrial) with Industrial (I) land uses. Parcels to the west are zoned I-1 (Light Industrial), MR-2 and MR-3 (Multifamily Residential) with Medium Density Residential (MDR) land uses. Parcels to the south are zoned MR-4B (Multifamily Residential) and C-2-C (Commercial Service Conditional) with High Density Residential (HDR) and High Density Commercial (HDC) land uses.

• Transportation system: Both Fulton Industrial Boulevard and Bolton Road are arterial streets. Sidewalks are provided along the south side of Fulton Industrial Boulevard and the north side of Bolton Road. MARTA does service the immediate area via bus route #50 along Fulton Industrial Boulevard.

PROPOSAL: The applicant seeks to rezone the property to I-1 (Light Industrial) to align the zoning of the property with the current pre-existing use. CONCLUSIONS: • 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 I-1 (Light Industrial) zoning district is compatible.

• Availability of and affect of public facilities and services; referral to other agencies: The location of the site and surrounding uses indicate there are public facilities and services available to the subject properties. There has been no indication from review agencies 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. However, the intent of the rezoning is to align the zoning with the current use of the property. Thus, no development is being proposed at this time.

• Availability of other land suitable for proposed use; environmental effect on balance of land

uses: The applicant has not indicated that they own other land that would be suitable for this development. In fact, the parcels are occupied with established Industrial businesses, thus, making it the most suitable location. Staff is of the opinion that the proposed rezoning will have a positive effect on the balance of land uses because it is consistent with land uses in the area.

• Effect on character of the neighborhood: Staff is of the opinion that the proposed rezoning would have a positive impact on the character of the neighborhood by making the zoning on the parcel consistent with the future land use of the property. Additionally, it would align the zoning with most of the uses found on the north and south sides of Fulton Industrial Boulevard in this area. The 2010 Donald Lee Hollowell/Veterans Memorial Livable Centers Initiative (LCI) Study recommends that the plan be brought into conformity with the existing use.

Z-21-57 for 1311 Fulton Industrial Boulevard NW, 1335 Fulton Industrial Boulevard NW and 1092 Bolton Road NW August 12, 2021 Page 3 of 3

• Suitability of proposed land use: A change in the land use is not required, thus the proposed land

use is suitable according to the 2016 Comprehensive Development Plan (CDP).

• Effect on adjacent property: Staff finds that the proposed rezoning will have a positive effect on the adjacent properties. Industrial uses and zoning designations can be found in the immediate vicinity to the north, east, and west.

• Economic use of current zoning: The subject property has some economic use under the existing

MR-2 (Multifamily Residential) zoning designation; however, it is not likely to be developed in that manner. The I-1 (Light Industrial) designation is more likely to continue along this portion of the Fulton Industrial Boulevard corridor.

• Tree Preservation: Redevelopment of the property must comply with the City of Atlanta Tree

Ordinance at time of permitting.

• 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 the Atlanta City Design map, 1311 Fulton Industrial Boulevard NW, 1335 Fulton Industrial Boulevard NW and 1092 Bolton Road NW are 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 growth that will spur commercial vitality and a vibrant public life out beyond the Core of the city.”

STAFF RECOMMENDATION: APPROVAL




www.atlantaga.gov

MEMORANDUM TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-21-61 for 525 Langhorn Street SW DATE: August 12, 2021

An Ordinance by Zoning Committee to rezone from R-5/BL (Two Family Residential/BeltLine Overlay) to MR-4A/BL (Multifamily Residential/BeltLine Overlay) for property located at 525 Langhorn Street S.W. FINDINGS OF FACT:

• Property location: The subject property fronts 387 feet on the west side of Langhorn Street

beginning at a point on the west side of Langhorn Street 50 feet north of the intersection of the west side of Langhorn Street with the north side of Oak Street. The property is in Land Lot 140, 14th District Fulton County, Georgia in the Westview neighborhood of NPU-T in Council District 4.

• Property size and physical features: The subject property has an area of approximately 1.16 acres (50,529 sq. ft.) with a frontage of approximately 387 feet on the west side of Langhorn Street. The subject property is the site of the former Cornerstone Baptist Church. It is developed with one building which is currently vacant and a surface parking lot. Vehicular access to the site is provided by a curb cut on Langhorn Street. The topography inclines toward the southeast corner of the property in the direction of the intersection of Oak Street and Langhorn Street with an elevation difference of approximately 16 feet.

• CDP land use map designation: The future land use designation for this property in the 2016 Comprehensive Development Plan is Low Density Residential. The proposed MR-4A/BL (Multifamily Residential/Beltline Overlay) zoning is not compatible with the existing land use. An amendment to the Comprehensive Development Plan is needed to accommodate the proposed.

• Current/past use of property: The subject property is the site of the former Cornerstone Baptist Church. Staff is not aware of any other previous uses of the site.


MAYOR

TIM KEANE

COMMISSIONER


Office of Zoning & Development


Z-21-61 for 525 Langhorn Street S.W. August 12, 2021 Page 2 of 4

• Surrounding zoning/land uses: The subject property is currently zoned R-5/BL (Two

Family Residential/Beltline Overlay). Surrounding properties are also zoned R-5/BL (Two Family Residential/Beltline Overlay) district with Low Density Residential land use designation except to the east across Langhorn Street where the properties are zoned R-4A/BL/HC20G (Single Family Residential/ BeltLine Overlay/Historic West End). Most of the properties in the immediate area are built with single family and two-family homes.

• Transportation system: The subject property is located at the intersection of Oak Street and

Langhorn Street. Langhorn Street is classified as a collector street and Oak Street is a local street. MARTA provides bus service along Ralph David Abernathy Boulevard to the south of the subject site, via bus route #58 with connections to West End MARTA Station which is 1.4 miles from the subject property. The closest bus stop is located 500 feet from the subject property at the intersection of Langhorn Street and Ralph David Abernathy Boulevard. There are currently existing sidewalks along Langhorn Street and Oak Street.

PROPOSAL: The applicant proposes to rezone the subject property from R-5/BL (Two Family Residential/BeltLine Overlay) to MR-4A/BL (Multifamily Residential/BeltLine Overlay) to accommodate the construction of 34 townhome units, each with approximately 2,000 square feet of heated space. Project Specifications: Number of Dwelling Units 34 Net Lot Area: 1.16 Acres (50,529 sq. ft.) F.A.R. (Permitted Max): 1.49 (75,289sq. ft.) F.A.R. (Proposed): 1.33 (67,204sq. ft.) Usable Open Space (Required): 0.41 (20,717sq. ft.) Usable Open Space (Proposed): 0.482 (24,355sq. ft.) Parking (Required): 0.73 spaces per dwelling unit Parking (Proposed): 2 spaces per dwelling unit Permitted Building Height: 80 feet 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 is Low Density Residential. The proposed MR-4A/BL (Multifamily Residential/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. The applicant proposes a CDP amendment to a High-Density Residential land use designation. The subject property is surrounded by Low Density Residential land use. The proposed land use amendment would encourage an encroachment of high-density residential into the neighborhood’s low density residential core. Staff believes that the proposed high-density land use is not compatible with the predominantly existing Low Density Residential land use.

Z-21-61 for 525 Langhorn Street S.W. August 12, 2021 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 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-5/BL (Two Family Residential/Beltline Overlay) and is in the of low-density residential core. East of the site is the West End neighborhood low density residential core. The higher density uses are concentrated approximately 500 feet from the property to the south at the intersection of three major corridors: Cascade Avenue, White Street and Ralph David Abernathy Avenue. Staff believes the proposed High-Density Residential zoning and land use would negatively affect the balance of land uses regarding the public need as an encroachment into a well-established low density residential neighborhood 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. The 2016 Comprehensive Development Plan designates Traditional Neighborhood Development (TND) character area for this property. The TND states “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 size and scale of the proposed development are not commensurate with scale of homes in the neighborhood. The applicant is proposing 34 units next to the similar sized block, where only 8 lots with single family homes are existing. The proposed development is incompatible in scale and form to the existing detached residential character of the neighborhood core. Additionally, the proposed development is right across the street from the West End Historic district. The proposed design is not sensitive to and sympathetic toward existing elements of design, proportions, scale, massing, materials, and general character of the contributing buildings in the immediately adjacent environment of the block face. Staff recommends that even though the subject property is not in the historic district, because the proposed development directly impacts the street design and the overall character of the block, it should be complementary to the historic district regulations intent. Furthermore, the Atlanta BeltLine Subarea 1 Masterplan also has not recommend changing the Low Density Residential land use of this property.

5) Suitability of proposed land use: The proposed rezoning to MR-4A/BL (Multifamily Residential/BeltLine Overlay) is inconsistent with the existing Low Density Residential land use designation of the 2016 Comprehensive Development Plan. The applicant proposes a land use amendment to High Density Residential. High Density land uses are more appropriate along the major corridors. The subject property is surrounded by single family and two-family homes. The proposed high-density residential use is not compatible in view

Z-21-61 for 525 Langhorn Street S.W. August 12, 2021 Page 4 of 4

of the use and development of adjacent and nearby property. Therefore, staff believes that the proposed land use is not suitable.

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. According to the recently updated Atlanta BeltLine Subarea 1 Masterplan, with six lanes Langhorn Street is over capacity today and will be in the future. Additionally, Sells Avenue, a residential street, is functionally used as an on-ramp to I-20. This facilitates speeding on Langhorn Street and Sells Avenue toward the highway and creates a dangerous pedestrian environment. Therefore, the proposed high density residential use may not have adequate infrastructure support for safe pedestrian and vehicular mobility. Also, 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 low-density residential area. If allowed, the proposed development has potential to encourage further rezoning and high-density encroachments into the neighborhood’s low density 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 inconsistent in scale and character of the neighborhood’s low density 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.

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 525 Langhorn Street SW 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




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MEMORANDUM

TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: U-21-04 for 1020 Spring Street NW DATE: August 12, 2021 An Ordinance by Zoning Committee for a special use permit for an outdoor sales area pursuant to 16-18P.005 for property located at 1020 Spring Street NW The applicant has requested to withdraw this application. Staff is supportive of the request.

STAFF RECOMMENDATION: FILE









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MEMORANDUM

TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-20-43 for Grand Bargain DATE: August 12, 2021

An Ordinance by Councilmember Amir R. Farokhi to authorize the removal of five privately owned billboard faces and their supporting structures, permitted under Part 16, Chapter 28A of the 1982 Zoning Ordinance of the City Of Atlanta, as amended, in exchange for the right given to their owners to upgrade and/or relocate five billboards where the upgrade and exchange may allow for the creation of the 14th Street Linear Park and the Peachtree Creek at Cheshire Bridge Road Environmental Project after the five privately owned sets of billboard faces and the supporting structures of relocated billboards are removed; to waive certain provisions in section 16-20.007(A)(4) of the City of Atlanta Code of Ordinances; to waive section 16-28A.007(B)(4) of the City of Atlanta Code of Ordinances; and for other purposes Staff has requested a deferral. STAFF RECOMMENDATION: 30 DAY DEFERRAL – SEPTEMBER 2021


TIM KEANE

COMMISSIONER







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MEMORANDUM TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: Z-21-39 for 3393 Jonesboro Road SE DATE: August 12, 2021 A substitute Ordinance by Zoning Committee to rezone from R-4 (Single Family Residential) to I-1 (Light Industrial) for property located at 3393 Jonesboro Road SE. FINDINGS OF FACT:

Property location: The subject property fronts 180 feet on the west side of Jonesboro Road and begins at a point on the westerly right of way of Jonesboro Road 391.2 feet southerly as measured along the said westerly right of way of Jonesboro Road from the intersection of the westerly right of way of Jonesboro Road and the south right of way of Macedonia Road. The property is in Land Lot 34 of the 14th District Fulton County, Georgia within the Blair Villa/ Poole Creek Neighborhood of NPU-Z, Council District 12.

Property size and physical features: The subject property is an irregular shaped lot with an area of approximately 2.94 acres (128,066 sq. ft.) and a frontage of approximately 180 feet on the west side of Jonesboro Road. The subject property is mostly vacant and undeveloped except for a portion in the front of the property that is developed with a cell tower and accompanying facilities. There is currently one curb cut providing access to the site and topography varies all throughout the site.

CDP land use map designation: The future land use designation for this property in the 2016 Comprehensive Development Plan is Single Family Residential (SFR). The proposed I-1 (Light Industrial) district is not compatible with the existing Single Family Residential (SFR) land use. An amendment to the Comprehensive Development Plan is needed to accommodate the proposed rezoning to I-1. The applicant proposes a land use amendment to Industrial.


MAYOR

TIM KEANE

COMMISSIONER


Office of Zoning & Development


Z-21-39 for 3393 Jonesboro Road SE August 12, 2021 Page 2 of 5 Current/past use of property: The site is mostly vacant and undeveloped except for a portion in the front of the property that is developed with a cell tower and accompanying facilities. Staff is not aware of any other previous uses of the site.

Surrounding zoning/land uses: The subject property is currently zoned R-4 (Single Family Residential) with a single family residential (SFR) land use. Surrounding zoning includes R-4 (Single Family Residential) and C-1 (Community Business) to the north, R-4 (Single Family Residential) to the east and west, and I-1-C (Light Industrial Conditional) to the south of the subject property. Surrounding land use designations include Single Family Residential (SFR) and Low Density Commercial (LDC) to the north, Single Family Residential (SFR) to the west, Open Space (OS) to the east, and Industrial (I) to the south. Transportation system: Jonesboro Road is considered an arterial road that connects to collector streets including Macedonia Road and Southside Industrial Parkway. The nearest bus stop is located 15 minutes away from the subject property at the corner of Browns Mill Road and Macedonia Road with bus service provided via bus route #178. The nearest transit stop is the East Point MARTA Transit Station which is located 5.5 miles from the subject property.

PROPOSAL: The applicant proposes to rezone the property from R-4 (Single Family Residential) to I-1 (Light Industrial) for use as a storage yard for modular housing units. The site is also proposed to be developed with a 1,225-foot guard house structure Project Specifications: Net Lot Area: 113,488 sq. ft. Gross Lot Area: 126,992 sq. ft. Building Height: 10 ft Parking (required): 2 spaces Parking (proposed): 8 spaces Storage spaces (proposed): 34 storage spaces 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 (SFR). The proposed I-1 (Light Industrial) district is not compatible with the existing Single Family Residential (SFR) land use. A land use amendment is needed to accommodate the proposed rezoning to I-1. The applicant proposes an amendment to the Industrial land use designation. Staff is of the opinion that the proposed land use would complement other adjoining industrial land uses located south of the property along Jonesboro Road SE.

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 proposed development plans are submitted to other agencies for permit review, compliance with all applicable City codes will be required.

Z-21-39 for 3393 Jonesboro Road SE August 12, 2021 Page 3 of 5 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 is of the opinion that the proposed rezoning would have a positive effect on the balance of land uses. The subject property is currently zoned R-4 (Single Family Residential) with a (SFR) Single Family Residential land use designation and surrounded by a mix of land uses including low density commercial, single family residential and industrial. Land uses along this portion of Jonesboro Road currently change from industrial to single family to low density residential. Staff finds that current zoning and land use designation of the subject property creates an incompatible transition of land uses from light industrial to single family to low density residential along Jonesboro Road. Staff is of the opinion that the proposed rezoning to I-1 with an industrial land use would create a positive more balanced transition of land uses from industrial to commercial along Jonesboro Road.

4) Effect on character of the neighborhood: The subject property is surrounded by a mix of land uses including single family residential, industrial, and low-density commercial. The character of the neighborhood, along this portion of Jonesboro Road is mostly industrial and commercial in character. Staff finds that the subject property’s existing single-family residential zoning and land use is not compatible with the existing character of this portion of Jonesboro Road. Therefore, staff is of the opinion that the proposed rezoning to I-1 (Light Industrial) would have a positive effect on the character of the neighborhood.

5) Suitability of proposed land use: According to the 2006 Jonesboro Corridor

Redevelopment Plan, the subject property is located just north of a series of industrially zoned properties that are part of South Side Industrial Park. The property abutting the subject property to the south is currently developed with and industrial use that involves the storage of tractor trailers on the site. The property abutting the subject property to the north is vacant, undeveloped, and commercially zoned. Therefore, staff is of the opinion that the proposed use of the property as a storage yard for modular housing units is suitable.

6) Effect on adjacent property: Staff is of the opinion that the proposed request to rezone to

I-1 (Light Industrial) would have a positive effect on adjacent properties. Staff finds that the proposed is compatible with existing industrial uses south of the property and would contribute to the Southside Industrial Park. Staff also finds that the proposed would create a better transition of land uses along Jonesboro Road.

7) Economic use of current zoning: Current zoning allows for some reasonable economic use

of the property as a single-family residential development. A rezoning and subdivision would be required to allow more than just one single family residential dwelling on the site. Additionally, the front portion of the property is developed with a cell tower which is a permitted use in the I-1 District. Staff is of the opinion that rezoning the subject property to I-1 (Light Industrial) would allow more economic use of the property especially considering a portion of the property is already developed with a light industrial use.

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.

Z-21-39 for 3393 Jonesboro Road SE August 12, 2021 Page 4 of 5 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 3393 Jonesboro Road SE is located within 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 growth that will spur commercial vitality and vibrant public life out beyond the core of the city.”

STAFF RECOMMENDATION: APPROVAL conditioned upon the following:

1. The property shall be used for storing finished modular units, only, and any changes to the use of this property shall be presented to NPU Z 30 days prior to submittal to the Office of Zoning and Development for review and approval.

2. The property shall be prohibited from being used for adult entertainment, night clubs, loitering, and other social gatherings or living and sleeping provisions.

3. The property shall be prohibited from being used for a service/gas station.

4. The property shall be prohibited from the consumption of or selling of alcohol on the premises.

5. The property shall not be used for storing sand, gravel, or other raw construction materials.

6. There shall be a 20-foot landscape buffer on the rear of the property; buffer shall include a tree line that blocks view of properties along Cologne Drive.

7. The north side of the property shall include a 20-foot tree line buffer and shrubbery that will block view of properties that front Macedonia Road.

8. The storage area shall be entirely fenced; fencing shall include metal slats to provide privacy, security, and aesthetics along all property lines.

9. Storage of units shall be located beginning behind the communication tower and shall not be visible from Jonesboro Road.

Z-21-39 for 3393 Jonesboro Road SE August 12, 2021 Page 5 of 5

10. The owner shall adhere to the sidewalk requirements as required by Section 16-16.010.

11. A special use permit shall be required and obtained to allow the use of the site for storage of modular housing units or semi-trailers, tractors, and trailer units.




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MEMORANDUM

TO: Zoning Review Board FROM: Keyetta M. Holmes, AICP, Zoning Administrator KMH SUBJECT: U-21-09 for 1850 Howell Mill Road NW, 17-01530010040, 17-01530011045, 17-

01530011004, 17-01530011005, 17-01530011083, and 17-0153001106 DATE: August 12, 2021 An Ordinance by Zoning Committee for a special use permit for outdoor displays or sales areas pursuant to 16-34.007(1)(k) for property located 1850 Howell Mill Road NW, 17-01530010040, 17-01530011045, 17-01530011004, 17-01530011005, 17-01530011083, and 17-0153001106 The applicant has requested a deferral. Staff is supportive of the request.







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