FINDINGS OF FACT:
Property location: The subject property is located at the southeast corner of Grant Street, S.E., and Grant Circle S.E. The subject property is located in Land Lot 42 of the 14th District of Fulton County, Georgia in the Grant Park Neighborhood of NPU-W in Council District l. The subject property is currently zoned Light Industrial and is located within the BeltLine Overlay District.
Pro ert size and h sical features: According to the City of Atlanta lot boundary maps, the subject property consists of one (l) parcel of land amounting to a total acreage of approximately 5.829 acres (253,911 sq. ft.) of land. The subject property is currently developed with two industrial buildings, one roughly 130,000 square feet in size and the other 105,000 square feet. The topography slopes downward in a southeasterly direction from the front of the lot to the rear of the lot. There are mature trees at the rear of the lot.
CDP land use map designation: The current CDP land use map designation is "Industrial."
The subject property has existing buildings which were formerly used to produce dairy products but has been vacant for six years. There is no other information available conceming past uses.
October 5, 2017
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Surrounding zoning/land uses: Land Use and Zoning designations in the immediate area vary. They include MRC-3-C (Mixed Residential-Commcrcial Conditional) zoning districts 10 the east and MRC-3-C (Mixed Residential Commercial-Conditional) and C-I-C (Community Business-Conditional) to the north and I-I (Light Industrial) to the west with land use designations of MU (Mixed Use) and Low-Density Commercial (LDC) districts to the east and north and Industrial to the east and TCU (Transportation Communications Utilities) to the south of the subject property. Properties to the north, east and west are occupied by a mixture of commercial, residential, industrial and office uses. Land to the south is the BeltLine Overlay district.
Transportation: Grant Circle is categorized as a local street. The subject property is approximately two miles south of 1-20 and one-half miles east of the Connector. It is serviced by MARTA's Bus Route #49 and Bus Route #32, which both run from the Five Points Transit Station. The Atlanta BeltLine Trail abuts the property along the southern portion of the lot.
The applicant seeks to rezone the property to construct a maximum of 150 townhouse units with a total of 268,224 square feet. The property would be used for residential purposes only. The proposed structures would comply with the height requirements of the MR-4A zoning district. The applicant proposes 150 garage spaces (0.75 parking spaces per unit = 150 spaces), 43 guest parallel parking spaces plus 80 tandem parking spaces for a total of I .82 spaces per unit.
Net Lot Area:
253,899 square feet
Gross Lot Area:
268,224 square feet
Maximum F.A.R. (allowed of gross area):
1.49 (378,310 s.f.)
1.28 (326,250 s.f.)
Number of units:
Maximum 150 units
0.75 per unit (0.75*150 = 1 13)
- Compatibility with comprehensive development plan (CDP): timing of development: The proposed rezoning for the subject property to MR-4A zoning district is not compatible with the Comprehensive Development Plan designation of Industrial for the property. Therefore, a CDP amendment will be required. The applicant requests a comprehensive land use amendment to "High-Density Residential" which is in line with surrounding land uses and development trends in the area. The "High-Density Residential" designation allows for attached residential developments up to 42 feet in height. There are no known public projects or programs with which the timing of the project would conflict.
- Availability of and erect on public facilities and services; referrals to other agencies: The location of the site and surrounding uses indicates there are public facilities and services available to the subject property. There has been no indication from review agencies and departments that there would not be adequate public facilities and services at the subject
location. At the time of permitting the dcvclopment plans will be submitted to other agencies for permit rcvicw 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: Although Staff finds that there might be other nearby sites available for the proposed use this location is reasonable in that it would allow redevelopment of land and a transitional site located between residential/commercial/office uses along Grant Street to the east and north and industrial use to the west of the property. Further, Staff believes the proposed residential development would be a compliment to the mixture of uses in the area. Therefore, this proposed development is expected to only positively impact the balance of land uses in the surrounding area.
- EiTect on character of the neighborhood: The proposed rezoning from I-I to MR-4A for redeveloping the site into multi-family allows for an improved and reasonable transition from mixed-uses on the west and north to a denser residential use to the east. The subject property abuts the Atlanta BeltLine to the south near established industrial districts and mixed-uses which are appropriate "for multi-family residential development in the form of multi-family development." The development will be served by a network of interior private alleys with access to Grant Street and Grant Circle. The internal alleys will be maintained by the townhome community's homeowner association. Streetscape along Grant Street and Grant Circle will meet the requirements of the Atlanta BeltLine Overlay. Therefore, Staff determines the proposal to have a positive effect on the character of the neighborhood.
- Suitability of proposed land use: A change in the land use is required. The requested MR-4A (Multi-Family Residential—Sector 4A) zoning designation is not compatible with the Industrial land use designation. However, the proposed multi-family development will provide direct access to the BeltLine, both for residents of the townhome community and members of the public. The proposed development will support the goals of the Atlanta BeltLine and the surrounding neighborhood.
- Effect on adiacent property: The redevelopment of the property with a multifamily residential development would have a positive impact on adjacent properties. Currently, the subject site is surrounded by a mixture of commercial, office, and residential uses. The property would be more in-line with surrounding uses along Grant Street and it would continue in diversifying the character of the area while acting as a proper transition to the Atlanta BeltLine. Moreover, the transitional height plane of 35 feet permitted in the MR-4A district is compatible with the mixed-use residential in the neighborhood, which allows a maximum of 42 feet in height. Therefore, Staff believes the proposal may have a positive effect on the character of the neighborhood.
- Economic use of current zoning: The subject property has economic value as currently zoned. However, approval of the requested rezoning and the subsequent redevelopment of the property for multifamily residential use will likely increase its economic value.
- Compatibility with policies related to tree preservation: Redevelopment of the property must comply with the City of Atlanta Tree Ordinance at time of permitting.
October 5, 20
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STAFF RECOMMENDATION: APPROVAL conditioned upon the following:
I) Conceptually, the site shall be developed in accordance with the site plan titled "Grant Circle Townhomes" dated June 29, 2017, revised August 2, 2017. and stamped received by the Office of Planning on September l, 2017.
- The development shall not be gated.
- The use of the property shall be limited to townhomes. The number of townhome units shall not exceed 150 units.
- The 20-foot setback along the east property line as shown on the site plan shall be a landscaped buffer.
- The west and south side yard setbacks shall be a minimum of 15 feet.
- The development shall follow the street lighting requirements as identified by the Department of Public Works.