Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
Commission District(s): 3 and 6
Application of Tikay Investments, LLC c/o Battle Law, P.C. to rezone properties from R-75 (Residential Medium Lot-75) zoning district to MR-1 (Medium Density Residential-1) zoning district to allow for a mixed residential community, at 2674, 2682 and 2690 Gresham Road.
Body
PETITION NO: D2-2026-0143 Z-26-1247933
PROPOSED USE: Mixed residential community.
LOCATION: 2674, 2682 and 2690 Gresham Road, Atlanta, GA 30316
PARCEL NO. : 15 117 01 105; 15 117 01 025; 15 117 01 104
INFO. CONTACT: Adam Chappell, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Tikay Investments, LLC c/o Battle Law, P.C. to rezone properties from R-75 (Residential Medium Lot-75) zoning district to MR-1 (Medium Density Residential-1) zoning district to allow for a mixed residential community.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2026) Approval with Conditions. (Feb. 2026) Two-cycle deferral.
PLANNING COMMISSION: (July 7, 2026) Full-cycle deferral. (March 3, 2026) Two-cycle deferral.
PLANNING STAFF: (09.24.2026 BOC) Approval with Conditions. (08.13.2026 BOC) Defer to BOC. (March 2026) Two-Cycle Deferral.
STAFF ANALYSIS: The properties are located within the outer edge of a Town Center (TC) character area. Per the DeKalb County 2050 Unified Plan, “the intent of the Town Center is to promote the concentration of higher intensity residential and commercial uses, which serve several communities surrounding the center, in order to reduce automobile travel, promote walkability, and increase transit usage” (Dekalb County 2050 Unified Plan, pg. 33). This character area is second only to Regional Center (RC) character areas in terms of size, scope and intensity, and is supportive of residential densities of up to 60 units per acre. The properties are also in close proximity to the Interstate 20 Corridor Compatible Use (I-20) Overlay District, which permits multifamily dwellings by-right (with some exceptions, per Section 3.33.5 of the Zoning Ordinance) at densities of up to 40-60 units per acre, depending on the Tier classification within the Overlay. Notwithstanding high densities and building heights typically supported, “properties located along the outer edges of the Town Center Character Area shall be sensitive to building height and density of adjacent single-family residential; the edge of the activity center should serve as a transition zone, buffering more intense uses in the core from adjacent single-family neighborhoods and other uses outside the activity center’s boundaries” (DeKalb County 2050 Unified Plan, page 33). While most of the properties to the north along Gresham Road consist of larger lots dedicated to commercial uses, the vast majority of properties to the west, south, and east are developed with single-family detached dwellings that are part of established subdivisions. The updated site plans and elevations show a notable improvement over the original proposal, providing a more diverse building stock and including some areas of accessible open space. Smaller detached dwellings are proposed along the development site’s eastern and western perimeter along Gresham Road, which help to provide a more gradual transition from standard single-family detached dwellings to the south and west - the vast majority of which appear to be single-story “ranch” houses typical of the mid-twentieth century. Internally, some areas of open space have been provided in the center and southeastern corner of the development site. Additional streets are provided (compared to the one (1) with the original proposal), which allow for a rudimentary system of blocks on which the majority of the units front (with front-loading garages). The streets are proposed to be private streets built to public standards. From a land use perspective, the proposal represents an adequate transition in density and building form from the existing developments to the west, south, and east, and to potential developments to the north that would be encouraged/permitted in the I-20 Overlay District. There have been certain aspects of the layout of the proposal, however, that may not fully align with the intent of the Town Center character area - aspects which could be improved upon points made in the attached Staff report. The proposal represents an adequate transition in building form and density that is encouraged for properties on edges of TC character areas (Section 7.3.5. (A)) and would form a buffer from potential by-right developments to the north. Developing the properties under the current zoning designation would potentially allow for viable economic use, but not a form or use that supports the County’s future land use designation (Section 7.3.5. (C)). Any effects that the proposal would have on adjacent properties or features are largely limited to the construction phase of development; traffic impacts are estimated to be minimal and existing infrastructure and services along this corridor appear to be underutilized (Sections 7.3.5. (D), (F), (G), and (H)). The submitted site plan is an improvement over the original submittal and does show some basic adherence to site layouts that are supported in activity centers, but further refinements would be necessary to ensure compliance with the County’s goals (Section 7.3.5. (A)). The placing of additional conditions on the proposal could accomplish these goals, however. Therefore, based on review of the applicable criteria under Section 27-7.3.5 of the DeKalb County Zoning Ordinance, it is the recommendation of the Planning & Sustainability Department that this application be “Approved with the attached conditions”.
PLANNING COMMISSION VOTE: (July 7, 2026) Full-Cycle Deferral 8-0-0. Motion was made by Commissioner Moore, seconded by Commissioner Cooper for a full-cycle deferral to the September 2026 zoning agenda, per Staff recommendation. (March 3, 2026) Two-Cycle Deferral 7-0-0. Motion was made by Commissioner Moore, seconded by Commissioner Patton for a two-cycle deferral, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (June 2026) Approval (7-0-0) with the following conditions: 1) To provide all required transportation improvements required by the Traffic Impact Study; and 2) To redesign the site to allow for a second access point. (February 2026) Two-cycle deferral 10-0-0. The Council recommended a two-cycle deferral to allow time for the applicant to clarify if the land use will be apartments, townhomes, or triplex; to consider alternative designs; and, to address traffic, parking, and stormwater concerns.