Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 05 Super District 07
Application of Elizabeth D. Scott requesting to rezone a property from R-75 (Residential Medium Lot-75) zoning district to O-I (Office Institutional) zoning district to allow for a mixed-use development, at 3837 Redan Road.
Body
PETITION NO: N12-2023-0594 Z-23-1246466
PROPOSED USE: Mixed-use development.
LOCATION: 3837 Redan Road, Decatur, Georgia 30032.
PARCEL NO. : 15-221-03-001
INFO. CONTACT: Andrea Folgherait, Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Elizabeth D. Scott requesting to rezone a property from R-75 (Residential Medium Lot-75) zoning district to O-I (Office Institutional) zoning district to allow for a mixed-use development. The property is located at 3837 Redan Road in Decatur, Georgia and is also within the Indian Creek Overlay District.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: Approval.
PLANNING COMMISSION: Approval.
PLANNING STAFF: Approval.
STAFF ANALYSIS: The applicant, Elizabeth Scott, is seeking to rezone 3837 Redan Road from the R-75 (Residential Medium Lot-75) Zoning District to the O-I (Office Institutional) Zoning District. The applicant owns the adjacent parcel, 3851 Redan Road, which is zoned O-I (Office Institutional). Both properties are located in the Indian Creek Overlay District. The owner anticipates redeveloping 3851 Redan Road for a mixed-use development. The rezone request is to alleviate the R-75 zoning classification requirements of a 50-foot transitional buffer between R-75 and O-I zoning districts. Currently, both the subject site and 3851 Redan Road are vacant lots abutting I-285 and are adjacent to two (2) single family residences (3859 & 3865 Redan Road) both of which are also zoned O-I. The subject site 3837 Redan Road will remain undisturbed indefinitely while the applicant awaits further direction from the Georgia Department of Transportation (GDOT). GDOT is in the process of purchasing a rear portion of the subject site for future I-285 express lane development. The development will be in two (2) phases. Phase one (1) will begin on the adjacent property 3851 Redan Road including a mixed-use development of a 3-story building with eight (8) loft apartments - six (6) of which are twostory lofts that comprise the 2nd and 3rd floor, three (3) ground floor retail units, and a rooftop terrace. The applicant has stated “the rental units will house traveling medical professionals including, nurses, doctors, and their assistants, physical, occupational, speech therapists and their assistants, respiratory therapists and their assistants, surgical technicians, etc.” The applicant also included to join a housing list associated with Electric Owl Studios as a long-term rental option for movie production professionals since the Studio is located within 0.5 miles of the subject site. Phase two (2) of the development remains indefinite as the proposal will depend on how much land is acquired by GDOT. The applicant has stated the subject site will remain as is (vacant) until there is more communication with GDOT. The requested rezoning to O-I is consistent with the Comprehensive Plan and Zoning Ordinance. 3837 Redan Road is located in the Town Center (TC) future land use character area, which includes OI as a permissible zoning district (pg. 25) and encourages residential mixed-use projects (pg. 33). The subject site is also located in the Indian Creek Master Active Living Plan Small Area Plan (MALP) as well as the Indian Creek Overlay. A mixed-use development is a permitted use within OI zoning districts and is not prohibited within the Indian Creek Overlay, so long as the three (3) retail spaces are not prohibited uses in Section 3.41.6 B. Principle Uses and Structures. While the TC generally promotes mixed-use development, reduced automobile travel; walkability; and increased transit usage, the small area plan provides more targeted recommendations. “The master goal is to improve the integration of physical activity and other healthy behaviors into daily commutes, routines, and the built environment” (Indian Creek MALP Pg. 8). The MALP promotes development with an emphasis on mixed-use, inter-connected streets, multimodal accessibility, and increased public space (pg.8). The proposal meets these goals and objectives of the character area, MALP, and overlay district. The County Transportation Department has provided infrastructure requirements relating to right-of-way expansion, sidewalks, landscape strips and street lighting (see attached). It was also noted that the applicant shall coordinate with the GDOT Major Mobility Investment Program (MMIP) Express Lanes project prior to permitting. The proposed rezone request appears to be an adequate request for the future development of 3851 Redan Road. Staff has completed a pre-cursory review of the site plan associated with 3851 Redan Road mixed-use development which addresses applicable building requirements of the Indian Creek Overlay. No variances will be sought at this time. Therefore, based on review of Section 7.3.5., the Planning & Sustainability Department recommends “Approval”.
PLANNING COMMISSION VOTE: Approval 9-0-0. Jan Costello moved, Deanna Murphy seconded for approval, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: Approval 6-0-3.