z-17-78 Text Amendment to Change the Allowable Floor Area Ratio

​DATE:             November 9, 2017

An Ordinance by Councilmember Carla Smith to amend Chapter 20K or the 1982 Zoning Ordinance of the City of Atlanta, as amended, to change the allowable floor area ratio for multifamily residential uses in the Commercial Subarea Il; and for other purposes.
FINDINGS OF FACTS:
The Grant Park Historic District regulations were adopted in April 2000 with the intent to:
l . To promote the educational, cultural, economic and general welfare of the city by preserving the district's architectural integrity, streetscape patterns, and cultural heritage.

1. To preserve the district's historic pattern and distribution of building types that are characterized primarily by single-family residences, institutions, and neighborhood commercial buildings, many of which were constructed during the late 19th century and early 20th century.
2. To ensure harmony and compatibility of visual qualities and spatial relationships that exist between buildings, and between buildings and the street, throughout the district.
3. To preserve the residential character of all streets and thoroughfares in the district.
4. To preserve the historic street and lot pattern, and design that are significant elements of the district.
5. To encourage and ensure development that is complementary to and compatible with the existing historic structures in the district.
6. To encourage the use of existing alleys, reinforcing the streetscape patterns and general physical character of the district.

17-78
November 2017
Page 2 or 3

1. To encourage economic development and a variety of housing opportunities; roster neighborhood revitalization, and discourage displacement ol' residents.

The district is divided into three (3) subarcas:
l . Residential Subarea I;

1. Commercial Subarea Il; and
2. Transitional Industrial Subarea Ill

Multi-family residential uses within the Commercial Subarea Il are limited to a floor area ratio that cannot exceed an amount equal to .696 times net lot area. However, SPI-22 Subarea 4 (Grant Park North) allows a greater floor area ratio or 2.52 the net or gross lot area.
Property location: The Grant Park Historic District contains three subareas. The bulk of the neighborhood and the residential property is Subarea l. Various groupings of Subarea Il are in the northern portion of the District immediately south of Memorial Drive, along Boulevard in the northeastern portion of the District, and along Hill Street in the northwestern portion of the District. (Subarea Ill is also located along properties just south of Memorial Drive.) Much of the Memorial Drive corridor is zoned SPI-22 which in most cases creates a development framework and expectation of higher density development along the corridor with transitional requirements to adjacent residential and lower-scale development. In several locations (including the properties that are zoned Subarea Il within the District) the block is also within the SPI-22 zoning district, but only a portion is within the District.
Property size and physical features: The subject property consists of approximately 1,306,800 square feet (30 acres) of land area. Lots vary in shape and size.
Surrounding zoning/land uses: The parcels in the Grant Park Historic District Sub Area 2 are on the south of Memorial Drive are surrounded by various zoning districts. They include R-5 (Two-Family Residential) zoning district with a Low-Density Residential land use designation and SPI 22 SA 4 (Special Public Interest Subarea 4) zoning district with a Mixed-Use land use designation.
CDP land use map designation: Future land use designation in the area are Mixed-Use, LowDensity Commercial, Low-Density Residential, and Office and Institutional for various groupings of the Grant Park Historic District Suba Area four in Comprehensive Development Plan 2016.
PROPOSAL:
The text amendment proposes to increase the residential floor area ratio (FAR) maximum of the Grant Park Historic District Commercial Subarea Il from .696 to 2.52 times the net lot area, thereby reducing the conflict between SPI-22-Subarea 4 Grant Park North and Grant Park Historic District Subarea Il.
Z-17-78
November 9, 2017 Page 2 of 3
CONCLUSIONS:

1. Compatibility with Comprehensive Development Plan (CDP): timing ot development:

The underlying zoning districts in the Grant Park Historic District Sub-Area 2 are, C-2 (Commercial Service) Wilh maximum FAR 3.0 times net 101 area, SPI-22 SA 2 (Memorial Drive /Oakland Ccmctary Subarca 2), 0-1 (Office-Institutional) with maximum FAR 3.0 timcs net lot area and C-l (Community Business) zoning districts with maximum combined FAR 2.696 times net lot area. Thc proposal is to amend the text to increase the FAR of the Grant Park Historic District Sub-Arca 2, to have the same Floor Area Ratio. The proposed dcnscr FAR of Subarea Il would still be less than the underlying zonings' density and thus would still be the controlling FAR.

1. Availability of and effect 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 property. Furthermore, there has been no indication from review agencies and departments that there would not be adequate public facilities and services at the subject location.

1. Effect on character of the neighborhood:

The proposal will amend the conflicting Floor Area Ratios provision for the properties in Grant Park Historic District Commercial Subarea Il and in SPI-22 Memorial Drive/ Oakland Cemetery Subarea 4 (Grant Park North) to have the same floor area ratio. Additionally, SPI22 has design requirements that while not specifically historic preservation-based, do reinforce and/or reestablish a development pattern and site layout that is generally compatible with the development pattern and site layout of the period of significance of the District (front doors on the sidewalk, buildings up to the street, articulated building facades, etc.) The change in density will not change the overall architectural character of the District given the District and corresponding SPI-22 design regulations.

1. Suitability of proposed land use:

Since no development project is being proposed, this consideration is not applicable.

1. EfTect on adiacent property:

Staff notes that Subarea 2 contains properties that are not zoned SPI-22, particularly along Boulevard just south of 1-20, as well as a smaller pocket just north of 1-20. Staff is concerned that given this corridor extends further into the core of the District, (vs. along the northern edge near Memorial Drive), the increased density could lead to projects with a size and massing that might not be compatible with the surrounding District properties. Further, these portions of Subarea Il directly border adjacent R-5 (Two-Family Residential) zoned and residentially used properties without an intervening street. The portions of Subarea 2 near Memorial Drive have less such adjacencies. At the same time, the Staff would note the proposed denser FAR of Subarea 2 would still be less than the underlying zoning's density (C-l) and thus would still be the controlling FAR.
i 7-78
Novenfrer 2() 17
Page 2 of 3

1. Economic use of current zoning:

Sincc no development projects are being proposed as part of this text amendment, these considerations arc not applicable.

1. Compatibility with policies related to tree precervation:

The proposed legislation will not affect these requirements.
STAFF RECOMMENDATION: