Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 01 Super District 07
Application of LMPSF Acquisitions, LLC c/o Troutman Pepper Locke, LLP to rezone property from C-2 (General Commercial) zoning district to HR-1 (High Density Residential - 1) zoning district to allow for single-family, attached and multi-family developments, at 3265 Northeast Expressway.
Body
PETITION NO: D2-2025-0628 Z-25-1247529
PROPOSED USE: Single-family attached and multi-family developments.
LOCATION: 3265 Northeast Expressway, Chamblee, Georgia 30341
PARCEL NO.: 18 267 01 003
INFO. CONTACT: Andrea Folgherait, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of LMPSF Acquisitions, LLC c/o Troutman Pepper Locke, LLP to rezone property from C-2 (General Commercial) zoning district to HR-1 (High Density Residential - 1) zoning district to allow for single-family, attached and multi-family developments.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (Oct. 2025) Approval. (Aug. 2025) Approval. (June 2025) Approval.
PLANNING COMMISSION: (Nov. 6, 2025) Pending. (Sept. 9, 2025) Full-Cycle Deferral. July 8, 2025) Full-Cycle Deferral.
PLANNING STAFF: (November 2025) Approval with Conditions. (September 2025) Full-Cycle Deferral.
STAFF ANALYSIS: The applicant is seeking to rezone the subject site from C-2 (General Commercial) zoning district to HR-1 (High Density Residential-1) zoning district. The revisions (submitted to Staff on 10/17) better align with the proposed rezone to HR-1. The added density and a mixture of housing options align with the evolving land use pattern in the surrounding area and presents an opportunity to support a more walkable corridor. The rezoning is a two (2) phase development. Phase one (1) shown in Exhibit LP 1 “Illustrative Site Plan” is 348 units: - A multi-family residential development including two (2) four (4) story apartment buildings (95 units each) - One (1) smaller multifamily apartment building (48 units) - “Paired homes” (86 units) - Six (6) corner townhomes (24 units). Phase 1 is set to break ground in summer 2026, whereas Phase two (2), shown in Exhibit LP 6 “Alternate Density Plan” includes one (1) additional multi-family apartment building (95 units), 2,500 square feet of commercial, and a 1.5 story parking deck. Phase 2 construction is unknown and will likely depend on market conditions. The updated site plan is approximately 9.6 units per acre. However, it should be noted that of the 36 acres of land, the subject site only has approximately 24 acres of developable land - which puts the development at 14.5 u/acre. HR-1 allows a maximum (40 units per acre) and the Regional Center (RC) Character Area has no maximum density. The RC future land use designation supports high-density, high-intensity development by encouraging mixed-use projects with 75 or more dwelling units per acre (DeKalb 2050 Unified Plan, pg. 31). These areas are defined by their accessibility to interstates, major roadways, transit, and trails, and typically feature campus-style or unified development patterns, higher floor-area ratios, and the integration of non-residential components. While the subject site aligns with several of the RC Character Area’s desired physical characteristics-including its proximity to Mercer University, I-85, the ongoing construction of the Northfork Peachtree Creek Trail, and nearby redevelopment-the proposed development includes only one (1) nonresidential use of 2,500 sq ft. in Phase 2. This may limit the ability to fully support the mixed-use vision outlined for the RC Character Area. Furthermore, the subject site is also located within the Presidential Parkway Regional Center, which includes supplemental land use and zoning recommendations. More specifically, it falls within Area D - Edge 1 (Bordering Residential). This subarea borders an existing single-family neighborhood and a smaller-scale multifamily development and has a preferred maximum of twenty-four (24) dwelling units per acre and a four-story (4) building height limit. The proposal helps provide an appropriate transition between the adjacent residential areas and the inner and outer cores of the RC (Presidential Parkway Map attached). Site Plan Review (Illustrative Site Plan - Everstead at Embry Hills, dated 10/17/25): The site plan appears to comply with most of Section 27-2.11.2 - Dimensional Requirements for HR-1. However, because of the following deficiencies, variances may need to be sought: • Streetscaping - Applicant did not supply a landscape strip in addition to the ten-foot (10) multiuse path along NE Expressway per Section 27-5.4.3 - Streetscape Elements and Dimensions (Table 5.1) and/or what is required by GDOT. • Interior strips: Interior to non-residential, mixed-use and multi-family developments, a three-foot (3) wide planted landscape strips shall be required along all interior drives and pedestrian paths per Section 5.4.4 - Site and Parking Area Landscaping B. As well as D. Parking Area Landscaping tree and island quantity (4 and 5). • Unit Size: The unit size is not listed for the apartment buildings. • Architecture & Design: To better complement the natural landscape and the housing redevelopment directly north of the site, Staff recommends a combination of Scheme D and Scheme E (enclosed) from the provided BTR Color Scheme Elevations. In addition, incorporating red-toned rick into portions of the facade, similar to that found on many of the surrounding ranch-style homes, would further reinforce consistency with the area’s established development pattern and character. • Spacing between buildings: For single-family attached buildings and multi-family buildings, building shall be separated a distance as required by the International Codes Council (IC per Section 5.2.1 Minimum Required Yards and Buildings Setbacks B1. • Coordination with MARTA: An amenity pad to accommodate direct pedestrian access to Northeast Expressway frontage so that residents can access transit service. See department comments enclosed. • Traffic Impact Study: Multi-family development with over three hundred (300) new units at build-out require a TIS per Section 5.3.4- Traffic Impact Study A. As this corridor continues to experience redevelopment and a SAP (Small Area Plan) is underway, careful consideration should be given to the cumulative impact of residential-only projects in an area designated as a RC. While the proposal contributes to a diverse housing supply, a more balanced mix of uses will be critical to avoid repeating low-intensity, suburban-style development patterns on large, well-positioned parcels. However, the revised proposal better aligns with the existing development pattern along NE Expressway. Therefore, the proposed mixture of housing types is consistent with the vision of the 2050 Comprehensive Plan (Pg. 31). Additionally, the proposed maximum four-story building heights are consistent with the Edge subarea of the RC Character Area. Upon review of 27-7.3.5 (A-H) of the Zoning Ordinance and the Presidential Parkway Regional Center, Staff recommends “Approval with the attached conditions”.
PLANNING COMMISSION VOTE: (November 6, 2025) Pending. (September 9, 2025) Full-Cycle Deferral 9-0-0. Commissioner Murphy moved, Commissioner Patton seconded for a full-cycle deferral to the November 2026 zoning agenda, per the Applicant’s request. (July 8, 2025) Full Cycle Deferral 8-0-0. Commissioner Patton moved, Commissioner Cooper seconded for a full cycle deferral to the September 2025 zoning agenda, per the Applicant’s request. Commissioner Moore was not present for this vote.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (October 2025) Approval 6-0-0. (August 2025) Approval 6-0-1. (June 2025) Approval 4-1-0.