The applicant seeks to rezone property located at 575 Eloise Street from RG-2 (Residential General) to MR-3 (Multifamily Residential).
FINDINGS OF FACT:
Property location: The subject properties front approximately 163 feet on the west side of Eloise Street at the southwest comer of Killian Street and Eloise Street. Depth along Killian Street is 276 feet. The property is located in the Historic Grant Park Neighborhood District, Subarea 5 and the Beltline Overlay District, in Land Lot 22 of the 14th District in NPU W, Council District l.
Property size and physical features: The properties consist of approximately 44,753 square feet (1.03 acres) of net lot area (56,333 square feet/l.29 acres gross lot a-lea). ne lot is currently developed with four two-story multi-family structures consisting of 26 dwelling units. The topography of the lot is extremely steep, ascending approximately 30 feet from the southeastern portion of the parcel that fronts Eloise Street to the northwestern corner that fronts Killian Street. Vehicular access to the property is currently available via a concrete driveway located north of the structures. The lot is overgrown with vegetation and large mature trees can be found along the northern and southern property lines. Staff would like to note, that the subject property is located at the intersection of Eloise Street and Killian Street but the right-of-way does not converge at the northeast corner of the property. Killian Street is gated and does not allow through traffic. Both Eloise Street and Killian Street have not been maintained and are overgrown with vegetation.
/,-17-52 Eloise street
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CDP land use map designation: The Future Land Use designation for this property is LowDensity Residential (LDR) with a designated density of 0 8 units pcr acre. An amendment to the Comprehensive Development Plan will be needed to accommodate the proposed development.
Current/past use of property: Staff is not aware of any previous uses other than residential.
Surrounding zoning/land uses: Land use and zoning designations in the immediate area varies. The subject property is surrounded by R-5 (Two-Family Residential) with mostly Low-Density Residential land use. Parcels designated with RG-3-C (Residential General Conditional) zoning, with Medium Density Residential (MDR) land use, can be found adjacent to the property to the north where the former Girls High School was converted into lofts, apartments, and town homes. Northeast of the property is Maynard H. Jackson High School, which is zoned R-5 (Two-Family Residential) with a Community Facility (CF) land use designation. West of the subject property the adjacent parcel is zoned 0-1 (Office Institutional) also with a Low-Density Residential (LDR) land use designation.
Transportation: Eloise Street is classified as a local road as is Killian Street to the north. Berne Street to the south is classified as a collector road. Berne Street also contains an existing bike lane. Currently, MARTA does not serve the immediate area. There are plans for the Atlanta BeltLine Southside Trail to be built to run under Berne Street to the south as well as the Atlanta Streetcar.
The applicant seeks the rezoning of a 1.03-acre lot from RG-2 (Residential General) to MR-3 (Multi-Family Residential) to construct a 14 unit 3-story townhomes development. Access to the property will be via a single curb cut on Eloise Street. Per the zoning code, sec. 16-35.010 (a)(iii), maximum permitted floor area for properties zoned MR-3 (Multifamily Residential) are calculated at .696 of the lot area. The applicant has chosen to utilize gross lot area of 56,333 square feet to calculate their maximum allowable floor area, required usable open space and required parking.
Gross Lot Area:
Maximum F.A.R. (allowed of gross area):
56.333 sq. ft.
MR-3: 0.696 x 56,333 sq. ft. =
39.207 sq. ft.
Residential: 14 units x 2,425 sq. ft. =
Minimum U.O.S.R. (Usable Open Space Required)
Based on Land Use Intensity (LUI) Ratios Table
33.950 sq. ft.
Sector 3: 0.40 x 56,333 sq. ft. =
22.533 sq. ft.
Gross Lot Area — Structure Foot Print — Paved Surfacesfor Vehicle Use
- 27.460 sa. ft.
Number of Parking Required:
Based on Land Use Intensity (LUI) Ratios Table
Z- ror 575 Eloise street
Septctnber 7. 20}7
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Number of Units Proposed:
.99 * 14 --
Proposed Parking Spaces:
- Compatibility with comprehensive development plan (CDP): timing of development: The Comprehensive Development Plan (CDP) designates the propcrty as Low-Density Residential. The proposed rezoning to MR-3 (Multifamily Residential) District is not consistent with the existing land use, thus a land use amendment will be requircd to accommodate the proposed development. This application will be followed by a land use amendment (CDP-17-25). Staff is not awarc of any public projects/programs to conflict with the proposcd 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. When proposed development plans are submitted to other agencies for permit revtew, comphance With all applicable City codes will be required.
- Availability of other appropriate land zoned for proposed use: efTect 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 have an adverse effect on the environment or create an imbalance of land uses. In fact, this project would complement the adjacent MR-3 (Multifamily Residential) development north of the parcel along Killian Street and contribute to the redevelopment of the neighborhood.
- Effect on character of the neighborhood: The property is located in the Grant Park Historic
Commission via application RC-17-379. Zoning staff is of the opinion the proposed zoning will allow for an appropriate transition to the current single-family homes to the south and west from the large multi-family structure and Maynard Jackson High School to the north.
- Suitability of proposed land use: The proposed use reflects the multi-family residential character of other properties in the area. The proposed MR-3 (Multifamily Residential) zoning would transition to and support the low-density residential parcels to its immediate west and south.
- The adjacent properties located to the west along Killian Street are zoned R-5 (Two-Family Residential) and the potential impact of increased traffic to nearby properties due to ingress and egress to the development should be taken into consideration during development. This rezoning could set a precedent for existing adjacent properties, also currently zoned RG-2, which may be subject to future redevelopment.
7. 20!7 Pilge 4 4
- Economic use of current zoning: While thc current zoning conditions allow for some cconotnic use or lhc land, a changc in zoning to a higher intcnsc usc (o allow dense residential would allow a mocc ccon(Mnic use ol' the subject property.
- Compatibility with policies related to tree preservation: Rcdcvcloplncnt of the property gnust cotnply with the City or Atlanta Trec Ordinance at lime or pertnitting.