Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 02 Super District 06
Application of NDM (EDENS), LLC c/o Dennis J. Webb, Jr., Smith, Gambrell & Russell, LLP to rezone two (2) properties, totaling 1.52 acres from C-1 (Local Commercial) zoning district(s) to MU-4 (Mixed Use High Density) zoning district to allow the parcels to be incorporated into the overall development of Lulah Hills, at 3861 N. Druid Hills Road and 2052 Lawrenceville Highway.
Body
PETITION NO: N4-2024-0900 Z-24-1247113 (from September agenda)
PROPOSED USE: To allow the two parcels to be incorporated into the overall development of Lulah Hills.
LOCATION: 3861 N. Druid Hills & 2052 Lawrenceville Highway, Georgia 30033
PARCEL NO. : 18 100 02 052; 18 100 02 001
INFO. CONTACT: Andrea Folgherait, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of NDM (EDENS), LLC c/o Dennis J. Webb, Jr., Smith, Gambrell & Russell, LLP to rezone two (2)
properties, totaling 1.52 acres from C-1 (Local Commercial) zoning district(s) to MU-4 (Mixed Use High Density) zoning district to allow the parcels to be incorporated into the overall development of Lulah Hills.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (August 2024) Approval.
PLANNING COMMISSION: (September 12, 2024) Approval with conditions.
PLANNING STAFF: Approval.
STAFF ANALYSIS: The applicant, EDENS’ c/o Dennis J. Webb, is seeking to rezone the subject properties from the C-1 (Local Commercial) Zoning District to the MU-4 (Mixed Use High Density) Zoning District and incorporate the two properties into the development of Lulah Hills. Lulah Hills was approved as a pedestrian oriented live-work- play environment and was formally known as North DeKalb Mall. The two (2) additional parcels, specified as “Additional Parcels” throughout the application, are located at 3861 North Druid Hills Road (Meineke Oil Change) and the other at 2052 Lawrenceville Highway (Bank of America). The Dekalb County Board of Commissioners approved EDENS’ request in May of 2022 (Z-22-1245595) to rezone the 73.11-acre former mall site from C-1 to MU-4 subject to multiple conditions, a Master Development Plan, a Sign Plan, and a Subdivision Plan among other items. In the two (2) years since, EDENS has acquired the 2 Additional Parcels and has prepared more advanced engineering and grading plans which have revealed that some modifications to the original Lulah Hills zoning conditions are warranted. Therefore, the applicant has also filed a companion application (CZ-24-1247114) to modify conditions from the May 2022 approved rezoning request and conditions (Z-22-1245595). Staff has prepared a Matrix Model “Lulah Hills Conditions Matrix 1.0” (enclosed with application CZ-1245595) to outline the companion request modifications. Based on the history of Lulah Hills and the revised submitted information, the rezone proposal for the 2 subject sites appear to be consistent with the polices and strategies of the TC (Town Center) Character Area. The 2 additional parcels along the northern and southern entrances of the overall major development (see attached site plan) provide the opportunity for more commercial and/or hospitality uses, which support the intent of a TC to promote the concentration of higher intensity residential and commercial uses which serve several communities surrounding the center, reduce automobile travel, and promote walkability (Pg. 33 2050 Unified Plan). By acquiring and rezoning these 2 parcels, Lulah Hills will be able to expand commercial uses to connect with surrounding neighborhoods north and south of the site. The proposed MU-4 rezoning and incorporation of the 2 additional parcels into the Lulah Hills project should not result in any increased impact on adjacent and surrounding properties. The Applicant’s plan for the Additional Parcels is to maintain the same types of development intensity currently permitted by the underlying C-1 zoning, despite the rezoning to MU-4. The amount of office and residential uses in the revised Master Development Plan (enclosed) will remain the same. There will likely be an increase in nonoffice commercial space (i.e. restaurant, retail, etc.) due to the incorporation of the Additional Parcels. However, it is not anticipated that such a small addition of parcels will increase traffic or other impacts on the surrounding infrastructure or adjacent properties. The revised Master Development Plan labels the 2 Additional Parcels as “flexible” space. The 3861 North Druid Hills Road parcel will be incorporated into Lulah Hills as a separate block, labeled as “Block J”, and it is noted the existing commercial uses may remain and/or the site may be redeveloped for a new commercial use. The 2052 Lawrenceville Highway parcel will be incorporated into the Master Development Plan’s existing “Block B”, labeled as Flexible Area B (“Flexible Area B”). The Flexible Area B parcel is currently developed with a vacant Bank of America building. EDENS intends to keep the existing bank building and/or allow the land upon which it is located to be redeveloped as either a commercial or hotel use. EDENS does not currently have a plan for the redevelopment of the 2 Additional Parcels to allow for the flexibility to construct a development that is harmonious and complementary with the remainder of Lulah Hills. Therefore, upon review of Section 7.3.5 of the Zoning Ordinance, staff recommends “Approval”. The applicable conditions from the companion application (CZ-24-1247114) shall apply.
PLANNING COMMISSION VOTE: (September 12, 2024) Approval 9-0-0. Sarah Zou moved, Deanna Murphy seconded for approval per staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (August 2024) Approval 7-0-1.