Z-17-35 for 1155 Hill Street, S.E.

​DATE:
October 5, 2017
 

An Ordinance by Zoning Committee to rezone property located at 1155 Hill Street, S.E. from I-lC/BL (Light Industrial Conditional/BeltLine Overlay) to MR4A/BL (Multifamily Residential/BeltLine Overlay).
FINDINGS OF FACT:
     Property location: The subject site fronts approximately 350 feet on the west side of Hill Street, S.E. and beginning at the intersection of Hill Street, S.E., and Englewood Avenue, S.E. The site is located in Land Lot 55, 14th District of Fulton County, Georgia and within the Chosewood Park neighborhood of NPU-Y and Council District l.
     Property size and physical features: The site has two parcels which are approximately 8.750 acres (381, 150 sq. ft.) in size. The site is an irregularly shaped polygon and the majority of the site is vacant and overgrown with a portion of the site used for a tmcking business. The topography of the site has uneven slopes. A small section of the Atlanta BeltLine runs northwest of the site. Ingress and egress are provided by a single paved driveway from Hill Street on the east. There are shrub> and bushes throughout the property and with trees on the north side.
 CDP land use map designation: The subject property has a current land use category of Very High-Density Residential in the 2016 Comprehensive Development Plan.
     Current/past use of property: The site was operated by Standard Truck and Equipment Company. Staff is unaware of any other previous uses.
     Surrounding zoningnand uses: The subject property is adjacent to properties zoned I- I-C (Light
Industrial Conditional) with a High-Density Residential land use designation except to the southwest,
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which is zoned RG-3 (Residential General-Scctor 3) with the Medium Density Residential land use designation.
     Transportation system: Hill Street is classified as an arterial street. MARTA provides service via bus Route #49 right across from the subject property on Memorial Drive. The nearest train station is Georgia State Transit Station which is 2.4 miles from the subject property. Sidewalks are present along the north and south side of Hill Street.
PROPOSAL
The applicant has proposed to rezone the property located at 1155 Hill Street, S.E. from I- I -C/BL (Light Industrial Conditional/BeltLine Overlay) to MR-4MBL (Multifamily Residential/BeltLine Overlay) to allow for the development of a 100-unit multifamily residential development.
Development Specifications:
 

Total residential units:
100 units

Density:
1 1.47 units per acre

Net Lot Area:
379,817 s.f. (8.719 acres)

Total F.A.R. Allowed:
I .49 (MR-4A)

Residential F.A.R. Provided:
0.808 (MR4A)

Residential F.A.R. Requested:
1.2 (MR4A)

Building Height Max Allowed:
80' feet

Building Height Proposed:
52 to west 65 to east

Useable Open Space Required:
151,927 s.f. (3.48)

Useable Open Space Proposed:
200,245 s.f. (4.59)

Setbacks Required:
Side Yard: 15'
Rear Yard: 20'
Transitional Yard: 20'

Setbacks Proposed:
Side and Rear yards: Varies Transitional Yard: 20'

Min. Parking Required:
110 spaces (1.10/unit)

Parking Proposed:
197 spaces

Bicycle Parking Required:
20
(I space for every five multi-family units)

Bicycle Parking Proposed:
CONCLUSIONS:

1. Compatibility with comprehensive development plan (CDP): timing of development:

The proposed zoning is consistent with the very high-density residential land use. Therefore, an amendment to the Comprehensive Development Plan (CDP) is not required.

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1. Availability of and effect of public facilities and services: referral to other agencies:

Thc applicant has indicated that all public und private utilities and services arc available to the proposed area. The property is adjacent to an established residential arca on thc south side, therefore, water and sewage facilities serving the property are assumed to be adequate.

1. Availability of other land suitable for proposed use: environmental effect on balance of land uses: Staff is of the opinion that the request to rezone the subject property would not create any issues that negatively affect the balance of land uses in the area.
2. Effect on character of the neighborhood: Staff is of the opinion that this proposal would have a positive effect on the surrounding neighborhood by redeveloping the site into a use that is better aligned with the current and future uses of adjacent and surrounding properties. Furthermore, the proposal is consistent with the recommendation provided the 2016 Comprehensive Development Plan, and the BeltLine Subarea 2 Master Plan. Additionally, this proposed development provides an opportunity for residential development on an overgrown and underutilized industrial site.
3. Suitability of proposed land use: The proposal would align with the BeltLine Subarea 2 Master Plan and the existing character of the area as a Redevelopment Corridor. Staff supports rezoning the subject property to the MR-4A (Multifamily Residential) zoning classification, which has a stated purpose to"providefor multi-family residential housing types that are compatible with single-family neighborhoods and commercial nodes. " The proposal implements the intent of both the proposed zoning classification and land use. Staff is of the opinion that the request to rezone for the purpose of redevelopment of the site is appropriate.
4. Effect on adiacent property: Staff is of the opinion that the rezoning of the subject site to the MR4A (Multifamily Residential) zoning designation would not pose negative impacts to the adjacent properties. The rezoning of the property to the MR4A (Multifamily Residential) District will, in fact, be beneficial and could provide a significant improvement over existing conditions. The poor condition of much of the site and lack of local connections has not contributed to the health of this neighborhood for a long period of time. Therefore, the rezoning of the subject properties to MR-4A (Multifamily Residential) District would provide housing along Hill Street that will positively impact Choosewood Park and the adjacent properties.
5. Economic use of current zoning: The current zoning would not allow the proposed use of the land. However, a change to the MR-4A (Multifamily Residential) District would allow the redevelopment of the subject site to a more economical use and scale. Furthermore, the proposed rezoning provides the opportunity for infill housing on an underutilized parcel with higher density residential development.

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STAFF RECOMMENDATION: APPROVAL conditioned upon the following:
l. Development is subject to the conceptual site plan titled plan Sheet 'El ' of the Site Plan dated August 28, 2017, by Planners and Engineers Collaborative and stamped received August 28, 2017, by thc Officc of Planning. Building heights will be controlled by Site Plan Sheet El. Sheet El caps the maximum height of the western portion of the proposal at 52 vertical feet and the eastern portion of the proposal at 65 vertical feet as defined on Sheet El. The dividing line between the western and eastern portions of the project is shown on Sheet El.
2. None of these documents shall prohibit the full application of the MR-4A zoning district regulations nor prohibit the approval of amendments to the plan by the Director of the Office of Zoning and Development.