SUBSTITUTE
Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): 3 & 7
Application of Optimal Consulting, LLC to rezone property from R-75 (Residential Medium Lot-75) to RSM (Small Lot Residential Mix) zoning district to allow residential homes.
Body
PETITION NO: N1-2026-0443 Z-26-1247988
PROPOSED USE: Rezone to RSM to develop residential homes.
LOCATION: 1942 Columbia Drive, Decatur, Georgia 30032
PARCEL NO. : 15 166 01 010
INFO. CONTACT: John Reid, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Optimal Consulting, LLC to rezone property from R-75 (Residential Medium Lot-75) to RSM (Small Lot Residential Mix) zoning district to allow residential homes.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (April 2026) Approval with a condition.
PLANNING COMMISSION: (May 5, 2026) Approval with Conditions.
PLANNING STAFF: (May 2026) Approval with Conditions.
PLANNING STAFF ANALYSIS: Since the May 28th Board of Commissioners meeting, the applicant has submitted a revised site plan and information (see attached site plan and email). The request is to rezone property from R-75 (Residential Medium Lot-75) to RSM (Small Lot Residential Mix) to allow single-family attached residential homes. The number of units has slightly increased from 12 to 14 units, and the proposed density has slightly changed from 4.6 units per acre to 5.3 units per acre. Based on the applicant’s submitted information, the following features have been added to the request. A 40-foot by 20-foot community pavilion for neighborhood gatherings and events. A dedicated recreational park/open space area for residents and visitors. Ten (10) additional visitor parking spaces with two of them being ADA compliant Enhanced pedestrian connectivity, including a looped sidewalk system on the southern portion of the site that encourages walking and interaction among residents. Larger lots along the northern portion of the property, providing additional flexibility during the future Land Development Permit phase while creating a more gradual transition within the community. Based on these enhancements, the proposed density has been modestly adjusted to 14 units, resulting in an overall density of approximately 5.3 units per acre. Importantly, this adjustment does not materially alter the overall character, layout, or scale of the development. Rather, it improves site functionality, fills gaps in the design, and creates a more seamless and cohesive community plan. The subject site currently contains a vacant structure. Since the property is within a quarter mile of a school (Snapfinger Elementary) the property is eligible for a density bonus above 4 units to a density of 4.8 units per acre. Additionally, the property is also within a quarter mile of another school to the south (Columbia High School) and enhanced open space is provided (a community pavilion and recreational space for residents and visitors to qualify for an additional .8 units up to a maximum density of 5.6 units per acre. The proposed RSM zoning district and single-family attached homes appear to be an appropriate zoning district and land use given the location of the property at the intersection of a major arterial (Snapfinger Road) and a minor arterial (Columbia Drive) and an institutional use (First Comfort Missionary Church) to the west across Columbia Drive. The proposed two-story building heights are consistent with the one and two-story building heights of residential homes in the surrounding area. Additionally, a 20-foot undisturbed buffer is proposed along the north and east property lines. Therefore, it appears that the proposal is consistent with the Suburban (SUB) Character Area calling for protection of existing single-family neighborhoods at maximum densities of 8 units per acre and compatible with adjacent and nearby properties. Additionally, the proposed single-family project is consistent with the 2050 Comprehensive Plan’s goal of encouraging “new and diverse housing types to help the county meet market demand and support continued growth” (Page 14, 2050 Comprehensive Plan Housing Opportunities). Regarding school impacts, when fully constructed, this development would be expected to generate 3 students: one (1) Snapfinger Elementary School, one (1) at Columbia Middle School, one (1) at Columbia High School, 0 at other DeKalb County School Districts schools, and 0 at private school. All three neighborhood schools have capacity for additional Students. See attached Dekalb County school impacts for additional information. Therefore, upon review of Section 7.3.5 (Rezone Criteria), it is the recommendation of the Planning & Sustainability Department that the application be “Approved, with the attached conditions”.
PLANNING COMMISSION VOTE: (May 5, 2026) Approval with Conditions 7-1-0. Commissioner Patton moved, Commissioner Osler seconded for approval with five (5) conditions, per Staff recommendation. Commissioner Cooper opposed.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (April 2026) Approval (7-0-1) with the following condition: After the HOA is established, the restriction of Air BNBs, Short-Term Rentals, Pad Split, etc. shall be included in the HOA convenance and By Laws.